Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.48671, 0.11206

SE2 0TB— Abbey Wood, Greenwich

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 80/100Transport 38/100Yield 4.45%

Best for: Most buyers

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Lopsided profile — strong safety but weak transport

Liveability
47
Safety
80
Schools
46
Transport
38
Environment
61
Investment
52

The bottom line

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

Less suited to Families.

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Location

SE2 0TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.6% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for SE2 0TB

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How SE2 0TB 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 · 2 min walk

KS2: 108.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 10 min walk

P8: -0.18A8: 44.1

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 0 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-13% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour20%
Drug offences10%
Vehicle crime6%
Robbery3%
Burglary3%
Theft0%

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 · 1.4km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area50.7 m²

EPC breakdown

C
23%
D
11%
E
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 10%Flat 90%

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 yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£126,750
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
WallsSolid brick, as built, no insulation (assumed)
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

2001–2022 · CAGR

+5.4%

Total change

+200%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

+25.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£60k£83k+38.3%1
Pre-crash peak2007–2007£114k£114k+0%3
Help-to-Buy recovery2014–2014£127k£127k+0%1
Brexit uncertainty2017–2017£225k£225k+0%1
Pandemic surge2021–2021£175k£175k+0%1
Rate-rise correction2022–2022£180k£180k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

37

Walkability score

86

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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park541m
Santander docks (800m)0
Nearest cycle dock7.6 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: 13.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.3 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

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

436

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbey Arms (768 m)

No restaurants within 800m — nearest: Greggs (733 m)

Nearest supermarketCo-op Food · 137 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

1

Libraries (1km)

0

Cinemas (2km)

785m

Post office

Nearby shops

Cheers Mini Market333 m
7 Days European Market721 m
Morrisons Daily730 m
Abbey Wood Village Store748 m

Nearby cafes

Abbey Cafe705 m
C2K Cafe742 m

Nearby restaurants

Greggs733 m
New Winson736 m
Abbey Grill738 m
Finest Chicken Peri Peri Grill749 m

Nearby pubs

The Abbey Arms768 m

Nearby pharmacies

Brownies776 m

Nearby health

Nabil Habashi Dental Practice775 m
Food hygiene (5-star)62% of 21

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

LA DANIELLE LIMITED
LA MANNIS LIMITED
PETKO TJ LTD
PRIMUS FLEX LIMITED
RILEY’S KITCHEN LIMITED

Investment

Investment grade, yield and market outlook

52

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

14.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,059m
Crossrail 2 route14,616m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,424 nationally

1,921

Est. population

2,792/km²

52%

Employed

33%

Degree educated

£40,500

Median income

5.4%

Claimant rate

SuburbanLow densitySocially diverse / deprived

41

Community stability

Age profile

31%
19%
25%
17%
Under 1831%
18–3419%
35–4925%
50–6417%
65+9%

Tenure

15%
15%
57%
Own outright11%
Own (mortgage)15%
Private rent15%
Social rent57%
Shared ownership0%
Rent free1%

Ethnicity

36%
33%
White British36%
White Other10%
Asian9%
Black33%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household50%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent58%
Private rent15%

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)
2
Largest scheme
18 homes · 50, 50, Abbey Wood Road, Abbey Wood, SE2 9NW
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 2-36, Land rear of 2-36, Bevan Rd, SE2 0UZ11 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
110, 110, Bostall Lane, Abbey Wood, SE2 0QS3 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

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Key facts for SE2 0TB

Full postcodeSE2 0TB
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.486706
Longitude0.112060
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