Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.48564, 0.10834

SE2 0UW— Abbey Wood, Greenwich

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 81/100Transport 35/100Yield 4.07%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
81
Schools
46
Transport
35
Environment
62
Investment
47

The bottom line

SE2 0UW offers low crime and fast broadband at £472,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

SE2 0UW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.2% vs London avg
vs London income-3.6% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for SE2 0UW

🛡️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 0UW 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 · 4 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 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.9 incidents per 1,000 residents

Better than 52% of London
→ Stable

-19% vs borough

Crime by type

Other27%
Vehicle crime22%
Violence & sexual offences22%
Drug offences9%
Burglary9%
Anti-social behaviour8%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.2km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£472,000

Median sale price

9% below London median

£472,000 is 9% below the London median (£520,000)

+7.4%

This year

Terraced

Dominant type

Price history

5-year change
+3.1%
Sales (24 months)5
New build0.0%
Avg terraced£472,000
Price per m²£5,527/m²
Price per ft²£513/ft²
Avg floor area85.4 m²

EPC breakdown

C
5%
D
12%
E
5%

Based on 22 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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

Stamp duty

Standard buyer£11,100
First-time buyerFTB
£2,350
Additional propertyBTL/2nd
£25,260

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.7×

Price-to-income

£2,361/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
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, no insulation (assumed)
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

1995–2026 · CAGR

+7.1%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.0%

per year

Acceleration

+5.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached4.7%
Terraced95.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£63k£71k+12.7%1.2
Post-dot-com plateau2001–2004£124k£174k+40.3%3.5
Pre-crash peak2005–2007£190k£187k-2%3
GFC & correction2011–2011£155k£155k+0%1
Help-to-Buy recovery2014–2016£288k£362k+25.7%1.3
Brexit uncertainty2017–2017£390k£390k+0%1
Pandemic surge2020–2021£390k£458k+17.4%1
Current market2024–2026£438k£521k+19.1%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
6.7%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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
13 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
14 min walk
Abbey Wood (London)National Rail
14 min walk
Woolwich Arsenal DLR StationDLR
35 min walk
Gallions Reach DLR StationDLR
45 min walk
King George V DLR StationDLR
46 min walk
No bus stops within 400m

28

Walkability score

103

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park635m
Santander docks (800m)0
Nearest cycle dock7.4 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: 12.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.6 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

3 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

296

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Plume of Feathers (602 m)

No restaurants within 800m — nearest: Nom Nom Nom (893 m)

Nearest supermarketCo-op Food · 420 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)

899m

Post office

Nearby shops

Cheers Mini Market150 m
H A Patel News890 m
St Nicholas Food & Wine896 m

Nearby cafes

C2K Cafe833 m

Nearby restaurants

Nom Nom Nom893 m

Nearby pubs

Plume of Feathers602 m
Foresters Arms1.1 km

Nearby health

Nabil Habashi Dental Practice880 m
Food hygiene (5-star)62% of 29

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

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
4.1% (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 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,778m
Crossrail 2 route14,441m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,158 nationally

1,575

Est. population

19,786/km²

59%

Employed

37%

Degree educated

£40,500

Median income

5.7%

Claimant rate

SuburbanVery high densityEstablished mixed

50

Community stability

Age profile

24%
22%
21%
21%
Under 1824%
18–3422%
35–4921%
50–6421%
65+12%

Tenure

32%
31%
23%
Own outright32%
Own (mortgage)31%
Private rent23%
Social rent13%
Shared ownership0%

Ethnicity

34%
17%
28%
White British34%
White Other12%
Asian17%
Black28%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household31%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Private rent23%
Social rent13%

vs. London

Income vs London-3.6%
Price vs London-9.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
4
Largest scheme
27 homes · 2A, 2A, Wickham Lane, Abbey Wood, SE2
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
1A BENDMORE AVENUE, ABBEY WOOD, LONDON, SE2 0EY2 homes
completed
14, 14, Bostall Hill, Abbey Wood, SE2 0RA2 homes
completed
17 WOODHURST ROAD, ABBEY WOOD, LONDON, SE2 0HF1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£472,000)

£11,100

Standard buyer

£2,350

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE2 0UW

Full postcodeSE2 0UW
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.485640
Longitude0.108337
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