Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.48668, 0.11487

SE2 0JU— Abbey Wood, Greenwich

Location and area intelligence for SE2 0JU, Abbey Wood, Greenwich

One of London's quieter, safer enclaves

 

Schools 50%Safety 87/100Transport 52/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
57
Safety
87
Schools
46
Transport
52
Environment
62
Investment
47

The bottom line

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE2 0JU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE2 0JU meets your needs.

Location

SE2 0JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.6% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for SE2 0JU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE2 0JU with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How SE2 0JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Alexander McLeod Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 108.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 12 min walk

P8: -0.18A8: 44.1

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 2 min walk

3 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.5 incidents per 1,000 residents

Better than 81% of London
→ Stable

-66% vs borough

Crime by type

Violence & sexual offences38%
Other27%
Anti-social behaviour10%
Vehicle crime10%
Burglary8%
Drug offences6%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.6km

Crime is 59% 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.

SE2 district median

£431,250

Based on 41 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,946/m²
Price per ft²£459/ft²
Avg floor area83.1 m²

EPC breakdown

C
4%
D
16%
E
1%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 15%Terraced 82%Other 3%

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£207,750
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 CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.6%

per year

Acceleration

-16.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached17.2%
Terraced82.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£74k+22.1%1.3
Post-dot-com plateau2002–2004£155k£168k+8.4%2.5
Pre-crash peak2005–2007£170k£207k+21.5%1.3
GFC & correction2008–2008£221k£221k+0%1
Help-to-Buy recovery2013–2015£223k£324k+45.1%2.3
Brexit uncertainty2017–2017£383k£383k+0%2
Pandemic surge2021–2021£383k£383k+0%1
Rate-rise correction2023–2023£458k£458k+0%1
Current market2024–2025£484k£432k-10.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
4.6%
District
4.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey WoodSoutheastern line
8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey Wood (London)National Rail
8 min walk
Abbey WoodElizabeth line
8 min walk
Woolwich Arsenal DLR StationDLR
40 min walk
Barking RiversideSuffragette
46 min walk
Gallions Reach DLR StationDLR
49 min walk
No bus stops within 400m

37

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria60 min ↑
Waterloo56 min ↑
Canary Wharf ★35 min
City49 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park436m
Santander docks (800m)0
Nearest cycle dock7.8 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 waterLOW
Low
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: 13.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.1 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): None recorded

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

COMMUNITY HOSPICE BEXLEY

GREENWICH & BEXLEY COMM HOSPICE, 185 BOSTALL HILL, SE2 0GB

6 min walk

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

424

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbey Arms (622 m)

Nearest supermarketCo-op Food · 111 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

748m

Post office

Nearby shops

Cheers Mini Market528 m
7 Days European Market561 m
Morrisons Daily570 m
Abbey Wood Village Store594 m

Nearby cafes

Abbey Cafe546 m
C2K Cafe820 m

Nearby restaurants

Greggs575 m
New Winson579 m
Abbey Grill582 m
Finest Chicken Peri Peri Grill586 m

Nearby pubs

The Abbey Arms622 m

Nearby pharmacies

Brownies621 m

Nearby health

Nabil Habashi Dental Practice842 m
Food hygiene (5-star)68% of 28

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

ADELE'S CLEANING SERVICE LIMITED
ASTORIA BLUE LTD
BETARISE LTD
CMA TRANS LTD
HEAVENLY DELICIOUS LTD

+6 more

Investment

Investment grade, yield and market outlook

47

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 score15/100
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

47.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,246m
Crossrail 2 route14,791m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,976 nationally

1,809

Est. population

14,008/km²

66%

Employed

42%

Degree educated

£40,500

Median income

4.3%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

25%
24%
24%
18%
Under 1825%
18–3424%
35–4924%
50–6418%
65+10%

Tenure

23%
30%
36%
Own outright23%
Own (mortgage)30%
Private rent36%
Social rent12%

Ethnicity

32%
15%
16%
26%
White British32%
White Other16%
Asian16%
Black27%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household31%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent36%
Social rent12%

vs. London

Income vs London-3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
0
Largest scheme
202 homes · FORMER CHLORIDE WORKS, FORMER CHLORIDE WORKS, FELIXSTOWE ROAD, SE2
Pipeline pressure
NONE

Named schemes (500m)

50, 50, Abbey Wood Road, Abbey Wood, SE2 9NW18 homes
completed
LAND IN, LAND IN, FUCHSIA STREET, SE210 homes
completed
Garages adjacent to 10-46, Garages adjacent to 10-46, Dahlia Road, Abbey Wood, SE2 0SU7 homes
completed
Formerly The Jolly Marshman PH, 191, Formerly The Jolly Marshman PH, 191, Bracondale Road, Abbey Wood, SE2 9EN6 homes
completed
R/O 44-90, R/O 44-90, Commonwealth Way, Abbey Wood, SE24 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.9%
Ward turnout
37%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Tom CreswellLabour
Jummy DawoduLabour
Gaumaya Gurung RanabhatLabour

Live in SE2 0JU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE2 0JU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE2 0JU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE2 0JU

Full postcodeSE2 0JU
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.486682
Longitude0.114867
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