Plumstead Common · Greenwich · Greenwich and Woolwich constituency · 51.47879, 0.07763

SE18 2TP— Plumstead Common, Greenwich

Location and area intelligence for SE18 2TP, Plumstead Common, Greenwich

The family fortress

 

Schools 80%Safety 77/100Transport 26/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
77
Schools
64
Transport
26
Environment
74
Investment
46

The bottom line

SE18 2TP offers exceptional schools (80% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE18 2TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SE18 2TP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 2TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Plumcroft Primary School

Not yet inspected · 3 min walk

KS2: 105.8

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 8 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 32 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
↑ Rising 480.0%

-32% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour24%
Other23%
Vehicle crime7%
Burglary6%
Drug offences5%
Theft1%
Robbery1%

Stop & search

0.6

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 · 1.4km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,860/m²
Price per ft²£452/ft²
Avg floor area87.7 m²

EPC breakdown

C
7%
D
8%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 67%Flat 33%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£219,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6%

Total change

+357%

Market Activity

Price Velocity & Acceleration

Current Velocity

+158.1%

per year

Acceleration

+96.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Terraced72.7%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£88k£69k-21.1%1
Post-dot-com plateau2002–2003£81k£122k+50.6%2.5
Pre-crash peak2006–2006£200k£200k+0%1
GFC & correction2010–2010£96k£96k+0%1
Help-to-Buy recovery2015–2015£155k£155k+0%1
Current market2024–2024£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woolwich ArsenalThameslink line
16.5 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
16 min walk
Woolwich Arsenal DLR StationDLR
17 min walk
King George V DLR StationDLR
35 min walk
Abbey WoodElizabeth line
42 min walk
Gallions Reach DLR StationDLR
42 min walk
No bus stops within 400m

22

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria69 min ↑
Waterloo65 min ↑
Canary Wharf ★44 min
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park440m
Santander docks (800m)0
Nearest cycle dock5.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.7 km

Energy

Solar: 861 kWh/kWp/yr

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

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

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

Solar yield861.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

29 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.5 km
6 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

825m

Post office

Nearby cafes

The Plumstead Pantry541 m
Queen’s Diner612 m
The Slade Cafe682 m
Belly Busters712 m

Nearby restaurants

Wood Pizza Time268 m
Spice Island304 m
The Charcoal Grill691 m
Rewa Sushi & Momo823 m

Nearby pubs

The Plum Tree Beer Shop240 m
The Star Inn248 m
The Ship313 m
The Old Mill552 m
Food hygiene (5-star)59% of 29

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,524m
Crossrail 2 route13,020m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,886 nationally

1,649

Est. population

15,991/km²

59%

Employed

44%

Degree educated

£37,900

Median income

7.0%

Claimant rate

SuburbanVery high densityEstablished mixed

44

Community stability

Age profile

23%
18%
25%
19%
15%
Under 1823%
18–3418%
35–4925%
50–6419%
65+15%

Tenure

21%
27%
27%
25%
Own outright21%
Own (mortgage)28%
Private rent27%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

41%
15%
22%
White British41%
White Other11%
Asian15%
Black22%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household38%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent27%
Social rent25%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
95 homes · FORMER MOD SITE, 96, FORMER MOD SITE, 96, GARLAND ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

196-212, 196-212, Plumstead Common Road, SE187 homes
completed
84B, 84B, Plumstead Common Road, Plumstead, SE18 3RE3 homes
completed
The Ship Public House, 205, The Ship Public House, 205, Plumstead Common Road, Plumstead, SE182 homes
completed
85, 85, Plum Lane, Plumstead Common, SE18 3AE2 homes
completed
172, 172, Plumstead Common Road, Plumstead, SE18 2UL2 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
12.7%
Ward turnout
44%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Leonie Katherine BarronGreen
Stewart ChristieGreen
David Anthony MonteithGreen

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Key facts for SE18 2TP

Full postcodeSE18 2TP
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.478787
Longitude0.077634
Parliamentary constituencyGreenwich and Woolwich
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey