Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.48727, 0.12089

SE2 0YP— Abbey Wood, Greenwich

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

Urban convenience personified

 

Schools 50%Safety 80/100Transport 61/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
80
Schools
46
Transport
61
Environment
74
Investment
44

The bottom line

SE2 0YP offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE2 0YP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE2 0YP

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

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Postcode Personality

🚇 Well-Connected🔒 Very Safe

“Urban convenience personified”

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How SE2 0YP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Boxgrove Primary School

Not yet inspected · 9 min walk

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 15 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 · 7 min walk

2 primaries · 0 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)

1

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.0km

Crime is +4% above London average

Property

2 Jul

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£3,744/m²
Price per ft²£348/ft²
Avg floor area69.1 m²

EPC breakdown

C
16%
D
2%

Based on 18 properties · Confidence: medium

Street mix

Flat 100%

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£172,750
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
WallsCavity wall, filled cavity
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

2001–2024 · CAGR

+6%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-6.70

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£66k£106k+59.2%2
Pre-crash peak2005–2007£130k£145k+11.5%1
Help-to-Buy recovery2014–2014£138k£138k+0%1
Brexit uncertainty2017–2018£250k£230k-8%1
Pandemic surge2020–2020£230k£230k+0%1
Rate-rise correction2022–2022£250k£250k+0%1
Current market2024–2024£255k£255k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8% alpha

Flat/maisonette-8% α
Local
26.2%
District
34.2%

CAGR over 2yr 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 Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Abbey Wood (London)National Rail
5 min walk
Abbey WoodElizabeth line
6 min walk
Barking RiversideSuffragette
45 min walk
Woolwich Arsenal DLR StationDLR
45 min walk
Gallions Reach DLR StationDLR
52 min walk
No bus stops within 400m

41

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria57 min ↑
Waterloo53 min ↑
Canary Wharf ★32 min
City46 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park76m
Santander docks (800m)0
Nearest cycle dock8.2 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 0.7 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

7 min walk

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

239

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 498 m

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)

555m

Post office

Nearby shops

7 Days European Market291 m
Morrisons Daily300 m
AW Food Hall335 m
Abbey Wood Village Store337 m

Nearby cafes

Abbey Cafe290 m

Nearby restaurants

Finest Chicken Peri Peri Grill297 m
Greggs307 m
New Winson313 m
Abbey Grill318 m

Nearby pubs

The Abbey Arms382 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach1.2 km
Anytime Fitness1.2 km

Nearby pharmacies

Brownies351 m

Nearby health

Lakeside Medical Practice1.0 km
Food hygiene (5-star)56% of 34

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ELIMARTHA LTD

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 score12/100
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 owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

42.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,668m
Crossrail 2 route15,137m

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

Inner cityLow 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
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
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)
1
Largest scheme
245 homes · Land at, Land at, Felixstowe Road, Abbey Wood, SE2 9SG
Pipeline pressure
NONE

Named schemes (500m)

FORMER CHLORIDE WORKS, FORMER CHLORIDE WORKS, FELIXSTOWE ROAD, SE2202 homes
completed
165, 165, ABBEY WOOD ROAD, SE229 homes
completed
50, 50, Abbey Wood Road, Abbey Wood, SE2 9NW18 homes
completed
2A - 2D, 2A - 2D, Conference Road, Abbey Wood, SE2 0YH8 homes
completed
Abbey Wood Kebab & Burger Bar, 11A, Abbey Wood Kebab & Burger Bar, 11A, Wilton Road, Abbey Wood, SE2 9RH2 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 0YP

Full postcodeSE2 0YP
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.487275
Longitude0.120887
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