Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.48583, 0.10902

SE2 0XB— Abbey Wood, Greenwich

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 81/100Transport 35/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
81
Schools
46
Transport
35
Environment
62
Investment
44

The bottom line

SE2 0XB offers low crime and fast broadband — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

SE2 0XB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE2 0XB

🛡️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 0XB 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 · 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 · 3 min walk

2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.2km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,859/m²
Price per ft²£451/ft²
Avg floor area88.8 m²

EPC breakdown

B
1%
C
5%
D
12%
E
5%

Based on 23 properties · Confidence: medium

Street mix

Semi 2%Terraced 98%

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£222,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.8%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

+18.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached2.4%
Terraced97.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£97k+49.2%1.6
Post-dot-com plateau2001–2004£122k£214k+74.5%3.8
Pre-crash peak2006–2006£217k£217k+0%1
GFC & correction2008–2012£215k£223k+3.5%1.7
Help-to-Buy recovery2013–2016£250k£407k+62.6%1.2
Pandemic surge2020–2021£375k£470k+25.3%1
Rate-rise correction2022–2023£515k£487k-5.5%1.5
Current market2024–2025£420k£440k+4.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.2%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing1
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
12.4 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

29

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park634m
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: 13.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.5 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

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

333

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 (650 m)

No restaurants within 800m — nearest: Nom Nom Nom (868 m)

Nearest supermarketCo-op Food · 368 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)

874m

Post office

Nearby shops

Cheers Mini Market164 m
H A Patel News865 m
St Nicholas Food & Wine871 m

Nearby cafes

C2K Cafe810 m

Nearby restaurants

Nom Nom Nom868 m

Nearby pubs

Plume of Feathers650 m
Foresters Arms1.2 km

Nearby health

Nabil Habashi Dental Practice855 m
Food hygiene (5-star)63% of 27

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

ANVIL & ADVISORY LTD
DIGITAL WASP LIMITED
GLORY SOLUTIONS LIMITED
MARIOMOLDO LTD
PAW REMOVALS LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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 score14/100
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

38.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,830m
Crossrail 2 route14,474m

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%

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
Garages adjacent to 10-46, Garages adjacent to 10-46, Dahlia Road, Abbey Wood, SE2 0SU7 homes
completed
14, 14, Bostall Hill, Abbey Wood, SE2 0RA2 homes
completed
1A BENDMORE AVENUE, ABBEY WOOD, LONDON, SE2 0EY2 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 0XB

Full postcodeSE2 0XB
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.485825
Longitude0.109023
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