Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48400, 0.07833

SE18 7SU— Plumstead & Glyndon, Greenwich

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

The family fortress

 

Schools 83%Safety 77/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
77
Schools
73
Transport
40
Environment
67
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

SE18 7SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SE18 7SU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE18 7SU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

St Margaret's Church of England Primary School

Good · Inspected Jul 2023 · 2 min walk

KS2: 102.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 5 min walk

P8: -0.64A8: 36.6

83% 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.9 incidents per 1,000 residents

Better than 62% of London
↑ Rising 225.0%

from a low base — still below London average

-34% vs borough

Crime by type

Violence & sexual offences36%
Other25%
Anti-social behaviour15%
Vehicle crime13%
Drug offences4%
Burglary4%
Theft3%
Robbery1%

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 · 993m

Crime is 22% 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£5,511/m²
Price per ft²£512/ft²
Avg floor area85.4 m²

EPC breakdown

C
13%
D
24%
E
2%

Based on 39 properties · Confidence: high

Street mix

Terraced 80%Flat 18%Other 2%

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£213,500
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)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+7.8%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-8.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 44 sales

Property Type Mix

Total: 44 sales

Terraced84.1%
Flat/maisonette15.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£90k+63.6%2.2
Post-dot-com plateau2001–2004£110k£119k+8.2%3.2
Pre-crash peak2006–2007£175k£206k+17.7%3
GFC & correction2008–2009£205k£160k-22%1.5
Help-to-Buy recovery2015–2016£233k£400k+71.7%2.5
Brexit uncertainty2017–2019£400k£404k+1%1.5
Pandemic surge2020–2020£425k£425k+0%1
Rate-rise correction2022–2023£408k£422k+3.5%1
Current market2024–2025£470k£485k+3.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.4%
District
9.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing10
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Woolwich ArsenalThameslink line
11 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
10 min walk
Woolwich Arsenal DLR StationDLR
12 min walk
King George V DLR StationDLR
29 min walk
Gallions Reach DLR StationDLR
35 min walk
Cyprus DLR StationDLR
36 min walk
No bus stops within 400m

33

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria58 min ↑
Waterloo53 min ↑
Canary Wharf ★32 min
City48 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park195m
Santander docks (800m)0
Nearest cycle dock5.4 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: 10.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 46%
More green space than 81% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.3 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

26 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketM&S Foodhall · 998 m
3 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)

277m

Post office

Nearby shops

Continental Supermarket928 m
Sainsbury's Local931 m
KSN Foods943 m
JB Patel & Sons947 m

Nearby cafes

Corner Cafe253 m
The Plumstead Pantry442 m
Queen’s Diner677 m
The Slade Cafe795 m

Nearby restaurants

Rewa Sushi & Momo262 m
Wood Pizza Time339 m
Spice Island440 m
Fusion794 m

Nearby pubs

The Ship350 m
The Plum Tree Beer Shop352 m
The Star Inn355 m
The Old Mill472 m

Nearby gyms

PureGym924 m
7R Gym961 m
Royal Arsenal Gym1.1 km

Nearby pharmacies

Royal Arsenal Pharmacy1.0 km
Vantage Pharmacy Whinchat Chemist1.2 km

Nearby health

Royal Arsenal Medical Centre992 m
Heronsgate Medical Centre1.1 km
Food hygiene (5-star)64% of 53

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

40

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

29.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,726m
Crossrail 2 route12,735m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,684 nationally

2,043

Est. population

20,440/km²

57%

Employed

36%

Degree educated

£39,200

Median income

8.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

26%
27%
21%
17%
Under 1826%
18–3427%
35–4921%
50–6417%
65+9%

Tenure

14%
22%
55%
Own outright8%
Own (mortgage)14%
Private rent22%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

32%
29%
White British32%
White Other10%
Asian12%
Black29%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine34%
No car household48%
Unemployed12%
No qualifications22%

Housing tenure (Census 2021)

Social rent55%
Private rent22%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)
8
Largest scheme
96 homes · SITE 8L ADJACENT, SITE 8L ADJACENT, BROADWATER DOCK, SE28
Pipeline pressure
NONE

Named schemes (500m)

Plumstead Reservoir site, Plumstead Reservoir site, Waverley Road, Plumstead, SE18 7TN44 homes
completed
196-212, 196-212, Plumstead Common Road, SE187 homes
completed
65-69, 65-69, Vicarage Road, Woolwich, SE18 7ST5 homes
completed
15, 15, Vicarage Park, Plumstead, SE18 7SX4 homes
completed
Site adj to 4, Site adj to 4, Waverley Crescent, Woolwich, SE18 7QS4 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 7SU

Full postcodeSE18 7SU
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.483999
Longitude0.078332
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