Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49722, 0.12355

SE2 9AF— Thamesmead East, Bexley

Location and area intelligence for SE2 9AF, Thamesmead East, Bexley

 

Schools 75%Safety 70/100Transport 54/100Yield 3.76%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
70
Schools
68
Transport
54
Environment
83
Investment
45

The bottom line

SE2 9AF offers low crime and a green environment — a strong choice for Families.

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Location

SE2 9AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+98.0% vs London avg

Deep-dive guides for SE2 9AF

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe
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How SE2 9AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★

Primary

Willow Bank Primary School

Requires Improvement · Inspected Apr 2023 · 2 min walk

KS2: 101.7

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 15 min walk

P8: +0.44A8: 53.1

75% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 18 min walk

8 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

128.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+144% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime11%
Drug offences7%
Robbery5%
Burglary4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.5km

Crime is +98% above London average

Property

Prices, sales volume and market trends

Avg floor area127.5 m²

EPC breakdown

B
5%
D
1%

Based on 6 properties · Confidence: low

LHA rates — Outer South East London

Shared room£600/mo
1 bedroom£1050/mo
2 bedrooms£1300/mo
3 bedrooms£1550/mo
4 bedrooms£1800/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 costLow
Rebuild cost estimate£318,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (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

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
Above London average
Abbey WoodElizabeth line line
8.2 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

37

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge43 min ↑
Victoria55 min ↑
Waterloo51 min ↑
Canary Wharf ★30 min
City44 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

28

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G82%

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.7 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Abbey Wood SSSI — 1.2 km

Energy

Solar: 866 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield865.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

1 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

302

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lakeside Bar (424 m)

No restaurants within 800m — nearest: The Taj Mahal (793 m)

Nearest supermarketWelcome · 147 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

582m

Post office

Nearby shops

Bethel583 m
City AM595 m
Aces One Stop670 m
WHSmith690 m

Nearby cafes

Abbey Cafe838 m

Nearby restaurants

The Taj Mahal793 m
Abbey Grill806 m
New Winson810 m
Greggs817 m

Nearby pubs

The Lakeside Bar424 m
The Birchwood588 m
The Abbey Arms745 m

Nearby gyms

Anytime Fitness141 m
Gerald Latifi - Strength & Fitness Coach156 m

Nearby pharmacies

Brownies771 m

Nearby health

Lakeside Medical Practice99 m
Food hygiene (5-star)39% of 28

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

CHAMPION KIDZ LIMITED
JUST APPLIANCES REPAIRS LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score11/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

28.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,176m
Crossrail 2 route14,863m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,590 nationally

1,307

Est. population

8,561/km²

52%

Employed

30%

Degree educated

£36,300

Median income

6.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

31%
20%
21%
19%
Under 1831%
18–3420%
35–4921%
50–6419%
65+10%

Tenure

13%
71%
Own outright8%
Own (mortgage)6%
Private rent13%
Social rent71%
Shared ownership0%
Rent free1%

Ethnicity

37%
39%
White British37%
White Other8%
Asian9%
Black39%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine31%
No car household51%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent71%
Private rent13%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
0%
Borough approval rate
75%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£100/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)
2
Largest scheme
534 homes · Land At Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH
Pipeline pressure
NONE

Named schemes (500m)

Land At Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH534 homes
completed
Land At, Land At, Binsey Walk, Thamesmead, SE2 9BS329 homes
completed
Southmere Village Phase 2, In the area of, Southmere Village Phase 2, In the area of, Tavy Bridge, Abbey Wood, SE2 9UG220 homes
completed
Lakeside Complex 2, Lakeside Complex 2, Bazalgette Way, London, SE2 9AN2 homes
completed
87, 87, Overton Road, SE2 9SF2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.7%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Zainab Olamide AsunramuLabour
Larry FergusonLabour
Abi JohnsonLabour

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Key facts for SE2 9AF

Full postcodeSE2 9AF
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.497218
Longitude0.123553
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