Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48858, 0.08077

SE18 7ND— Plumstead & Glyndon, Greenwich

Location and area intelligence for SE18 7ND, Plumstead & Glyndon, Greenwich

The practical family move

 

Schools 83%Safety 67/100Transport 59/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
67
Schools
66
Transport
59
Environment
62
Investment
69

The bottom line

SE18 7ND offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

SE18 7ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for SE18 7ND

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE18 7ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

South Rise Primary School

Not yet inspected · 4 min walk

KS2: 105.3

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 8 min walk

P8: -0.64A8: 36.6

83% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 339.6%

+43% vs borough

Crime by type

Other34%
Violence & sexual offences28%
Anti-social behaviour12%
Drug offences6%
Vehicle crime6%
Theft5%
Robbery5%
Burglary4%

Stop & search

1.9

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 · 756m

Crime is +70% above London average

Property

Prices, sales volume and market trends

Avg floor area76.3 m²

EPC breakdown

C
16%
D
3%
E
1%

Based on 20 properties · Confidence: medium

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£190,750
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2022 · CAGR

+6.8%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+97.3%

per year

Acceleration

+143.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£90k£90k+0%1
Pre-crash peak2006–2007£135k£135k+0%1
GFC & correction2008–2012£165k£135k-18.2%1.5
Help-to-Buy recovery2015–2015£167k£167k+0%1
Brexit uncertainty2017–2017£278k£278k+0%1
Pandemic surge2020–2020£150k£150k+0%1
Rate-rise correction2022–2022£295k£295k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Woolwich StationElizabeth line line
9.7 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
3 min walk
Woolwich Arsenal DLR StationDLR
10 min walk
King George V DLR StationDLR
24 min walk
Gallions Reach DLR StationDLR
29 min walk
Cyprus DLR StationDLR
31 min walk
No bus stops within 400m

32

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge40 min ↑
Victoria60 min ↑
Waterloo55 min ↑
Canary Wharf ★34 min
City50 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

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)81
Nearest car park138m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
397m

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 AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.8 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): 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

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

23 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: O'Dowds (595 m)

Nearest supermarketM&S Foodhall · 779 m
3 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)

296m

Post office

Nearby shops

T. West Supermarket633 m
Sainsbury's Local691 m
Continental Supermarket729 m
Tesco Express783 m

Nearby cafes

Corner Cafe291 m
The Gunnery Cafe631 m
The Plumstead Pantry776 m
Arsenal Gate Cafe791 m

Nearby restaurants

Rewa Sushi & Momo290 m
Fusion303 m
McDonald's410 m
Sushi & Piza Restaurant521 m

Nearby pubs

O'Dowds595 m
SALT Woolwich754 m
The Old Mill797 m
The Ship834 m

Nearby gyms

7R Gym599 m
PureGym681 m
Royal Arsenal Gym742 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist621 m
Royal Arsenal Pharmacy672 m

Nearby health

Heronsgate Medical Centre539 m
Royal Arsenal Medical Centre662 m
Food hygiene (5-star)63% of 81

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

69

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

19.4

Price growth score

E
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,057m
Crossrail 2 route12,611m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,130 nationally

2,108

Est. population

8,962/km²

57%

Employed

34%

Degree educated

£43,800

Median income

8.5%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

38

Community stability

Age profile

30%
24%
23%
17%
Under 1830%
18–3424%
35–4923%
50–6418%
65+6%

Tenure

15%
69%
Own outright7%
Own (mortgage)8%
Private rent15%
Social rent69%
Shared ownership1%
Rent free1%

Ethnicity

25%
16%
42%
White British25%
White Other6%
Asian16%
Black42%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine31%
No car household54%
Unemployed9%
No qualifications20%

Housing tenure (Census 2021)

Social rent69%
Private rent15%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)
5
Largest scheme
228 homes · LAND AT, LAND AT, BROADWATER ROAD, SE28
Pipeline pressure
NONE

Named schemes (500m)

Land off, Land off, Tom Cribb Road, Thamesmead, SE28217 homes
completed
SITE 8L ADJACENT, SITE 8L ADJACENT, BROADWATER DOCK, SE2896 homes
completed
PHASE 2, PHASE 2, ELMLEY STREET, SE1854 homes
completed
JUNCTION OF, JUNCTION OF, ELMLEY STREET, GLYNDON ROAD, SE1847 homes
completed
Plumstead Reservoir site, Plumstead Reservoir site, Waverley Road, Plumstead, SE18 7TN44 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.0%
Ward turnout
37%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Tammy AghedoLabour and Co-operative Party
Jit RanabhatLabour and Co-operative Party
Adel KhairehLabour and Co-operative Party

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Key facts for SE18 7ND

Full postcodeSE18 7ND
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.488578
Longitude0.080773
Parliamentary constituencyErith and Thamesmead
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