Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48555, 0.08112

SE18 7TL— Plumstead & Glyndon, Greenwich

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

The family fortress

 

Schools 83%Safety 76/100Transport 51/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
76
Schools
66
Transport
51
Environment
67
Investment
58

The bottom line

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

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Location

SE18 7TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SE18 7TL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE18 7TL 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 · 2 min walk

KS2: 105.3

★

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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.4 incidents per 1,000 residents

Better than 57% of London
↑ Rising 310.7%

-27% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour23%
Other19%
Vehicle crime12%
Drug offences5%
Robbery3%
Theft2%
Burglary2%

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 · 752m

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,357/m²
Price per ft²£498/ft²
Avg floor area70.7 m²

EPC breakdown

B
2%
C
11%
D
31%
E
6%
F
1%

Based on 51 properties · Confidence: high

Street mix

Semi 3%Terraced 73%Flat 24%

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£176,750
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

1995–2026 · CAGR

+7.8%

Total change

+930%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.7%

per year

Acceleration

+77.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached3.4%
Terraced71.2%
Flat/maisonette25.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£92k+80.4%2
Post-dot-com plateau2001–2004£91k£135k+48.4%4
Pre-crash peak2005–2007£139k£165k+18.9%3.3
GFC & correction2008–2011£164k£186k+13.4%2
Help-to-Buy recovery2013–2015£189k£274k+44.8%2
Brexit uncertainty2017–2019£380k£375k-1.3%2.5
Pandemic surge2021–2021£268k£268k+0%3
Rate-rise correction2022–2023£423k£390k-7.7%1.5
Current market2024–2026£415k£525k+26.5%1.3

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
4.5%
District
4.5%
Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

PlumsteadNational Rail
7 min walk
Woolwich Arsenal DLR StationDLR
12 min walk
King George V DLR StationDLR
28 min walk
Gallions Reach DLR StationDLR
34 min walk
Cyprus DLR StationDLR
35 min walk
No bus stops within 400m

26

Walkability score

62

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
660m

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: 11.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 28%
More green space than 81% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 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

23 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Old Mill (473 m)

Nearest supermarketM&S Foodhall · 990 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)

45m

Post office

Nearby shops

Sainsbury's Local910 m
T. West Supermarket959 m

Nearby cafes

Corner Cafe88 m
The Plumstead Pantry449 m
The Slade Cafe790 m
Belly Busters822 m

Nearby restaurants

Rewa Sushi & Momo72 m
Wood Pizza Time525 m
Fusion549 m
Spice Island568 m

Nearby pubs

The Old Mill473 m
The Ship501 m
The Star Inn544 m
The Plum Tree Beer Shop551 m

Nearby gyms

7R Gym879 m
PureGym901 m

Nearby pharmacies

Royal Arsenal Pharmacy942 m
Vantage Pharmacy Whinchat Chemist948 m

Nearby health

Heronsgate Medical Centre867 m
Royal Arsenal Medical Centre929 m
Food hygiene (5-star)61% of 84

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

58

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,965m
Crossrail 2 route12,806m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,233 nationally

2,038

Est. population

19,284/km²

56%

Employed

33%

Degree educated

£43,800

Median income

7.3%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

22%
26%
24%
18%
Under 1822%
18–3426%
35–4924%
50–6418%
65+10%

Tenure

18%
18%
42%
20%
Own outright18%
Own (mortgage)18%
Private rent42%
Social rent20%
Shared ownership1%

Ethnicity

21%
40%
18%
White British21%
White Other8%
Asian40%
Black18%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household45%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent42%
Social rent20%

vs. London

Income vs London+4.3%

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)
8
Largest scheme
96 homes · SITE 8L ADJACENT, SITE 8L ADJACENT, BROADWATER DOCK, SE28
Pipeline pressure
NONE

Named schemes (500m)

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
47 - 61, 47 - 61, Robert Street, Plumstead, SE1812 homes
completed
65-69, 65-69, Vicarage Road, Woolwich, SE18 7ST5 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 7TL

Full postcodeSE18 7TL
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.485550
Longitude0.081125
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