The bottom line
SE18 2TN offers exceptional schools (80% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.
Less suited to Car-free commuters.
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Toggle the things that matter to you — see how SE18 2TN scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE18 2TN
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Postcode Personality
“The family fortress”
How SE18 2TN has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
64
Education score
Primary
Plumcroft Primary School
Not yet inspected · 5 min walk
KS2: 105.8
Secondary
Plumstead Manor School
Requires Improvement · Inspected Jun 2023 · 7 min walk
80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 31 min walk
8 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
50.6 incidents per 1,000 residents
from a low base — still below London average
-35% vs borough
Crime by type
Stop & search
0.7
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Plumstead Fire Station · 1.3km
Crime is 22% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 8 properties · Confidence: low
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2001–2013 · CAGR
+4.8%
Total change
+75%
Market Activity
Price Velocity & Acceleration
Current Velocity
+3.2%
per year
Acceleration
-66.05
change in velocity
Market State
Steady growth
Price Distribution
P25: £50k–£75k · P75: £100k–£125k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2001–2003 | £65k | £110k | +69.2% | 1 |
| Help-to-Buy recovery | 2013–2013 | £114k | £114k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
23
Walkability score
58
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Oxleas Woodlands SSSI — 1.7 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): 5
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,526 hrs/yr
Sunshine
601 mm/yr
Rainfall
22.8°C
Summer avg
3.1°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ABBEYSLADE PMS (DR CHAND)
111 BASILDON ROAD, ABBEY WOOD, SE2 0ER
27 min walk
73%
Recommend GP
73%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
51
Parks (1km)
4
Restaurants (800m)
1
Cafes (800m)
3
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
5
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
819m
Post office
Nearby cafes
Nearby restaurants
Nearby pubs
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
52
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
24.1
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 17,552 nationally
1,403
Est. population
10,771/km²
63%
Employed
46%
Degree educated
£48,500
Median income
5.8%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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