Plumstead Common · Greenwich · Greenwich and Woolwich constituency · 51.48011, 0.07287

SE18 3EW— Plumstead Common, Greenwich

Location and area intelligence for SE18 3EW, Plumstead Common, Greenwich

The family fortress

 

Schools 80%Safety 77/100Transport 29/100Yield 5.82%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
77
Schools
64
Transport
29
Environment
74
Investment
62

The bottom line

SE18 3EW offers exceptional schools (80% Good/Outstanding) and low crime at £330,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE18 3EW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE18 3EW meets your needs.

Location

SE18 3EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income-9.8% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SE18 3EW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE18 3EW with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe💰 Value Find

“The family fortress”

Share:WhatsAppShare on X

How SE18 3EW 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 · 11 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Pound Park Nursery School

Not inspected · 29 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Woolwich Fire Station · 1.7km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

+0.9%

This year

Terraced

Dominant type

Price history

5-year change
-72.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£780,000
Avg terraced£759,000
Avg flat£262,500
Price per m²£3,392/m²
Price per ft²£315/ft²
Avg floor area97.2 m²

EPC breakdown

C
14%
D
36%
E
12%
F
2%

Based on 64 properties · Confidence: high

Street mix

Semi 12%Terraced 51%Flat 37%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

8.7×

Price-to-income

£1,651/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£243,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2025 · CAGR

+4.9%

Total change

+298%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.0%

per year

Acceleration

-59.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached12.7%
Terraced52.7%
Flat/maisonette34.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£108k+30.1%1.3
Post-dot-com plateau2001–2004£172k£257k+49.9%4
Pre-crash peak2005–2007£163k£199k+22.2%2.3
GFC & correction2008–2012£165k£151k-8.8%1.8
Help-to-Buy recovery2013–2016£242k£280k+15.9%1.3
Brexit uncertainty2017–2019£585k£320k-45.3%2
Pandemic surge2020–2021£563k£1.19m+111.9%1.5
Rate-rise correction2022–2023£460k£550k+19.7%2.5
Current market2025–2025£330k£330k+0%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
3.9%
District
3.9%
Terraced+0% α
Local
7.3%
District
7.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
13.5 min walk
Woolwich Arsenal

Nearby stations

Woolwich ArsenalNational Rail
14 min walk
Woolwich Arsenal DLR StationDLR
14 min walk
King George V DLR StationDLR
32 min walk
London City Airport DLR StationDLR
39 min walk
Gallions Reach DLR StationDLR
40 min walk
No bus stops within 400m

17

Walkability score

53

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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)40
Nearest car park469m
Santander docks (800m)0
Nearest cycle dock5.1 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: 10.7 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.8 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 yield861.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

34 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Herbert (273 m)

Nearest supermarketTesco Extra · 1.1 km
9 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

261m

Post office

Nearby shops

Vishnu Store730 m
BBN Mini Mart846 m
PJ Off Licence850 m
KSN Foods1.2 km

Nearby cafes

Queen’s Diner250 m
The Plumstead Pantry776 m
Corner Cafe824 m
Costa1.2 km

Nearby restaurants

Wood Pizza Time448 m
Spice Island573 m
Rewa Sushi & Momo835 m
Halfway house1.0 km

Nearby pubs

The Lord Herbert273 m
Fox & Hounds316 m
The Plum Tree Beer Shop411 m
The Star Inn435 m

Nearby gyms

Woolwich Waves1.1 km

Nearby pharmacies

Woolwich Late Night Pharmacy1.2 km

Nearby health

Clover Health Centre1.2 km
Food hygiene (5-star)52% of 67

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

62

Investment score

Good

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score4/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

24.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,240m
Crossrail 2 route12,665m

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%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
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)
71
Largest scheme
82 homes · The College Quarter ph 2&3 (Woolwich Poly Upper school), The College Quarter ph 2&3 (Woolwich Poly Upper school), Bloomfield Road, Sandy Hill Road, Woolwich, SE18 7JJ
Pipeline pressure
NONE

Named schemes (500m)

The College Quarter ph 2&3 (Woolwich Poly Upper school), The College Quarter ph 2&3 (Woolwich Poly Upper school), Bloomfield Road, Sandy Hill Road, Woolwich, SE18 7JJ82 homes
completed
91, 91, PLUMSTEAD COMMON ROAD, SE1829 homes
completed
Cambridge House, Cambridge House, Cambridge Row, Woolwich, SE18 7JL18 homes
completed
Schoolhouse Ph 1- (Woolwich Poly Dev. Infants school), Schoolhouse Ph 1- (Woolwich Poly Dev. Infants school), Bloomfield Road, Woolwich, SE18 7JJ17 homes
completed
OAK HOUSE AND BARNFIELD HALL, 71 BARNFIELD ROAD, PLUMSTEAD, LONDON, SE18 3UH14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE18 3EW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE18 3EW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

What else could £330k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE18 3EW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE18 3EW

Full postcodeSE18 3EW
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.480112
Longitude0.072870
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