Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48631, 0.10233

SE2 0HZ— Plumstead & Glyndon, Greenwich

Location and area intelligence for SE2 0HZ, Plumstead & Glyndon, Greenwich

 

Schools 50%Safety 72/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
43
Safety
72
Schools
46
Transport
31
Environment
70
Investment
43

The bottom line

SE2 0HZ offers low crime and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SE2 0HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for SE2 0HZ

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

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Postcode Personality

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How SE2 0HZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

St Thomas A Becket Roman Catholic Primary School

Not yet inspected · 8 min walk

KS2: 109.6

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 9 min walk

P8: -0.18A8: 44.1

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+53% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences23%
Other22%
Vehicle crime15%
Drug offences7%
Burglary7%
Theft2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plumstead Fire Station · 763m

Crime is +82% above London average

Property

21 Jun

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.

SE2 district median

£431,250

Based on 41 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,514/m²
Price per ft²£326/ft²
Avg floor area101.5 m²

EPC breakdown

C
4%
D
16%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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 yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,750
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)
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

1997–2024 · CAGR

+6.8%

Total change

+488%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-8.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£60k£74k+24.4%1
Post-dot-com plateau2001–2004£143k£180k+25.9%2.3
Pre-crash peak2006–2007£164k£230k+40.2%1
GFC & correction2010–2012£170k£218k+28.2%1
Brexit uncertainty2018–2018£350k£350k+0%1
Pandemic surge2021–2021£365k£365k+0%1
Current market2024–2024£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Abbey WoodSoutheastern line
17 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
16 min walk
Abbey WoodElizabeth line
18 min walk
Woolwich Arsenal DLR StationDLR
29 min walk
King George V DLR StationDLR
41 min walk
Gallions Reach DLR StationDLR
41 min walk
No bus stops within 400m

15

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria59 min ↑
Waterloo55 min ↑
Canary Wharf ★34 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)50
Nearest car park511m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Abbey Wood SSSI — 2.0 km

Energy

Solar: 866 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

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 yield865.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

5 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

158

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Tiwa Tiwa (665 m)

Nearest supermarketCo-op Food · 799 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

978m

Post office

Nearby shops

Cheers Mini Market348 m
H A Patel News964 m
St Nicholas Food & Wine973 m

Nearby cafes

Boba & Co722 m
C2K Cafe891 m

Nearby restaurants

Tiwa Tiwa665 m
Nom Nom Nom969 m

Nearby pubs

Plume of Feathers199 m

Nearby health

Nabil Habashi Dental Practice947 m
Food hygiene (5-star)53% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

MAD DECOR LIMITED
ROMEX CONSULTANCY LIMITED
THE CURRENCY ROOM LIMITED
WAKEL LIMITED

Investment

Investment grade, yield and market outlook

43

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

26.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,396m
Crossrail 2 route14,038m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,083 nationally

1,802

Est. population

18,594/km²

59%

Employed

33%

Degree educated

£42,000

Median income

9.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

28%
23%
23%
18%
Under 1828%
18–3423%
35–4923%
50–6418%
65+9%

Tenure

17%
27%
45%
Own outright11%
Own (mortgage)17%
Private rent27%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

28%
15%
15%
31%
White British28%
White Other15%
Asian15%
Black31%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household45%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent45%
Private rent27%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
7
Largest scheme
27 homes · 2A, 2A, Wickham Lane, Abbey Wood, SE2
Pipeline pressure
NONE

Named schemes (500m)

2A, 2A, Wickham Lane, Abbey Wood, SE227 homes
completed
BACK LAND REAR OF, 52-86, BACK LAND REAR OF, 52-86, CERES ROAD, SE1816 homes
completed
24 CHURCH MANORWAY, ABBEY WOOD, LONDON, SE2 0HY16 homes
completed
63-71, 63-71, Rockmount Road, Plumstead, SE18 1LG12 homes
completed
Land adj to 22, Land adj to 22, Church Manorway, Abbey Wood, SE2 9PH11 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 SE2 0HZ

Full postcodeSE2 0HZ
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.486305
Longitude0.102333
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