Woolwich Arsenal · Greenwich · Greenwich and Woolwich constituency · 51.49521, 0.07586

SE18 6PL— Woolwich Arsenal, Greenwich

Location and area intelligence for SE18 6PL, Woolwich Arsenal, Greenwich

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 71/100Yield 4.39%

Best for: Families, Commuters

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Strong, well-rated schools set this area apart

Liveability
71
Safety
75
Schools
88
Transport
71
Environment
61
Investment
57

The bottom line

SE18 6PL offers exceptional schools (100% Good/Outstanding), low crime and good transport links at £437,000 median — a strong choice for Families and Commuters.

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Location

SE18 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-16.0% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE18 6PL

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE18 6PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Heronsgate Primary School

Outstanding · Inspected Dec 2022 · 6 min walk

KS2: 107.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 19 min walk

P8: -0.64A8: 36.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.7 incidents per 1,000 residents

Better than 51% of London
↑ Rising 550.0%

-18% vs borough

Crime by type

Other25%
Anti-social behaviour21%
Violence & sexual offences19%
Burglary17%
Drug offences10%
Vehicle crime4%
Theft2%
Robbery2%

Stop & search

0.9

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: Plumstead Fire Station · 1.4km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£437,000

Median sale price

16% below London median

£437,000 is 16% below the London median (£520,000)

+10.6%

This year

Flat

Dominant type

Price history

5-year change
-2.9%
Sales (24 months)6
New build0.0%
Avg flat£437,000
Price per m²£6,146/m²
Price per ft²£571/ft²
Avg floor area71.6 m²

EPC breakdown

B
52%
C
16%

Based on 68 properties · Confidence: high

Street mix

Flat 100%

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£9,350
First-time buyerFTB
£600
Additional propertyBTL/2nd
£22,460

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

£2,186/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£179,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+2.6%

Total change

+72%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-1.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 134 sales

Property Type Mix

Total: 134 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2005–2007£270k£270k+0%23
GFC & correction2009–2012£209k£328k+57.3%1.7
Help-to-Buy recovery2013–2016£245k£429k+74.9%6
Brexit uncertainty2017–2019£420k£420k+0%3.3
Pandemic surge2020–2021£480k£450k-6.2%3.5
Rate-rise correction2022–2023£423k£450k+6.5%5
Current market2024–2025£443k£431k-2.7%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.4%
District
2.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Woolwich StationElizabeth line line
6 min walk
Woolwich Arsenal

Nearby stations

Woolwich Arsenal DLR StationDLR
9 min walk
Woolwich ArsenalNational Rail
9 min walk
King George V DLR StationDLR
15 min walk
Gallions Reach DLR StationDLR
19 min walk
Cyprus DLR StationDLR
21 min walk
No bus stops within 400m

41

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria53 min ↑
Waterloo49 min ↑
Canary Wharf ★28 min
City42 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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)70
Nearest car park113m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
794m

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: 10.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 79% of London

Nearest SSSI: Oxleas Woodlands SSSI — 3.5 km

Energy

Solar: 861 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 4

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
Heat pump suitableNo
EPC upgrade costMinimal

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

22 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

4

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: SALT Woolwich (426 m)

Nearest supermarketM&S Foodhall · 543 m
1 sports halls

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)

1.1km

Post office

Nearby shops

Tesco Express438 m
GAIL's508 m
Sainsbury's Local514 m
T. West Supermarket518 m

Nearby cafes

The Gunnery Cafe344 m
House of Denna356 m
Woolwich Works Cafe397 m
Boulangerie Jade466 m

Nearby restaurants

The Acater465 m
All Tribe538 m
Chicken World571 m
Sam's Chicken573 m

Nearby pubs

SALT Woolwich426 m
Dial Arch504 m
The Guard House594 m
Elephant and Castle686 m

Nearby gyms

7R Gym336 m
Royal Arsenal Gym340 m
The Waterside Club505 m
PureGym511 m

Nearby pharmacies

Royal Arsenal Pharmacy343 m
Vantage Pharmacy Whinchat Chemist501 m
Superdrug724 m
Woolwich Late Night Pharmacy749 m

Nearby health

Royal Arsenal Medical Centre357 m
Royal Arsenal Dentists427 m
Heronsgate Medical Centre506 m
Clover Health Centre747 m
Food hygiene (5-star)49% of 59

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

E

High street health

Investment

Investment grade, yield and market outlook

57

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

72.4

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,056m
Crossrail 2 route11,950m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,005 nationally

2,244

Est. population

23,002/km²

83%

Employed

75%

Degree educated

1.5%

Claimant rate

Urban coreVery high densityYoung professionals

24

Community stability

Age profile

51%
27%
Under 1810%
18–3451%
35–4927%
50–6410%
65+2%

Tenure

26%
63%
Own outright5%
Own (mortgage)26%
Private rent63%
Social rent5%
Shared ownership2%

Ethnicity

33%
26%
17%
13%
White British33%
White Other26%
Asian17%
Black13%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine8%
No car household64%
Unemployed4%
No qualifications4%

Housing tenure (Census 2021)

Private rent63%
Social rent5%

vs. London

Price vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
47
Largest scheme
3258 homes · The Warren Phase 1 & 2, The Warren Phase 1 & 2, Beresford Street, Plumstead Road, Woolwich, SE18
Pipeline pressure
NONE

Named schemes (500m)

Royal Arsenal Buildings 20-21, 23,36,37, 46-49 and part 45, Royal Arsenal Buildings 20-21, 23,36,37, 46-49 and part 45, PLUMSTEAD ROAD, SE18711 homes
completed
Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28544 homes
completed
Royal Arsenal Development, Building 50, Royal Arsenal Development, Building 50, Argyll Road, North of Cadogan Road, Woolwich, SE18322 homes
completed
Royal Arsenal Development, Building 22, Royal Arsenal Development, Building 22, Arsenal Way, Cadogan Road, Plumstead Road, Woolwich, SE18310 homes
completed
LAND AT, LAND AT, BROADWATER ROAD, SE28228 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
13.2%
Ward turnout
37%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Joshua AyodeleLabour and Co-operative Party
Sam LittlewoodLabour and Co-operative Party
Jackie SmithLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£437,000)

£9,350

Standard buyer

£600

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

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Key facts for SE18 6PL

Full postcodeSE18 6PL
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardWoolwich Arsenal
Latitude51.495212
Longitude0.075860
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