West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49849, 0.10445

SE2 8DY— West Thamesmead, Greenwich

Location and area intelligence for SE2 8DY, West Thamesmead, Greenwich

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 86%Safety 81/100Transport 28/100Yield 4.45%
Compare areas

Car-dependent area — limited public transport

Area score
52
Safety
81
Schools
67
Transport
28
Environment
68
Investment
57

Check your dealbreakers

Toggle the things that matter to you — see how SE2 8DY 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 8DY meets your needs.

Location

SE2 8DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE2 8DY

🛡️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 8DY with:

How SE2 8DY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
—

Primary

St Thomas A Becket Roman Catholic Primary School

Not yet inspected · 9 min walk

KS2: 109.6

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 8 min walk

P8: -0.18A8: 44.1

86% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 18 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences38%
Other27%
Anti-social behaviour17%
Vehicle crime9%
Drug offences3%
Theft3%
Robbery2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.5km

Crime is 7% below London average

Property

Prices, sales volume and market trends

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

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Abbey WoodSoutheastern line
16.9 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
18 min walk
Abbey Wood (London)National Rail
18 min walk
Barking RiversideSuffragette
31 min walk
Gallions Reach DLR StationDLR
32 min walk
Woolwich Arsenal DLR StationDLR
33 min walk
No bus stops within 400m

16

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria63 min ↑
Waterloo59 min ↑
Canary Wharf ★38 min
City52 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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park307m
Santander docks (800m)0
Nearest cycle dock6.9 km

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 13%
More green space than 84% of London

Nearest SSSI: Abbey Wood SSSI — 2.3 km

Energy

Solar: 866 kWh/kWp/yr

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 yield865.5 kWh/kWp/yr

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

15 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

248

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Birchwood (746 m)

Nearest supermarketCo-op Food · 1.4 km
2 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)

665m

Post office

Nearby shops

H A Patel News662 m
St Nicholas Food & Wine664 m

Nearby cafes

C2K Cafe680 m
Morrisons Cafe1.1 km

Nearby restaurants

Nom Nom Nom663 m
KFC799 m
McDonald's855 m
Pizza Hut Delivery948 m

Nearby pubs

The Birchwood746 m
The Cutty Sark1.0 km

Nearby health

Nabil Habashi Dental Practice660 m
Food hygiene (5-star)69% of 16

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

E

High street health

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

31.6

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,000m
Crossrail 2 route13,582m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,341 nationally

1,783

Est. population

3,741/km²

65%

Employed

43%

Degree educated

£42,500

Median income

6.0%

Claimant rate

SuburbanMedium densityEstablished mixed

39

Community stability

Age profile

34%
18%
23%
20%
Under 1834%
18–3418%
35–4924%
50–6420%
65+5%

Tenure

34%
31%
22%
Own outright9%
Own (mortgage)34%
Private rent31%
Social rent22%
Shared ownership5%
Rent free1%

Ethnicity

23%
49%
White British23%
White Other10%
Asian9%
Black49%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household29%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent22%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
64%
Opportunity area
Thamesmead and Abbey Wood
Strategic industrial location
Yes
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
311 homes · PART AREA 6, WEST OF & NORTH OF JUNCTION, PART AREA 6, WEST OF & NORTH OF JUNCTION, CENTRAL WAY, WESTERN WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28163 homes
completed
AREA 4A1, LAKESIDE PARK, AREA 4A1, LAKESIDE PARK, BIRCHDENE, SE2854 homes
completed
AREA 4A4, AREA 4A4, BIRCHMERE DRIVE, SE2824 homes
completed
AREA 4A3, AREA 4A3, BIRCHDENE DRIVE, THAMESMEAD, SE2812 homes
completed
Land R/O 1-54, Land R/O 1-54, Sewell Road, Abbey Wood, SE2 9AW12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.9%
Ward turnout
30%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Nathan Baffour-AwuahLabour
Jahdia SpencerLabour

Live in SE2 8DY? 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 8DY.
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 8DY

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

No spam. Unsubscribe anytime.

Key facts for SE2 8DY

Full postcodeSE2 8DY
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.498488
Longitude0.104450
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