Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.50656, 0.13544

SE2 9AQ— Thamesmead East, Bexley

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

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 100%Safety 76/100Transport 9/100Yield 3.76%
Compare areas

Strong schools, limited transport — ideal for car-owning families

Area score
48
Safety
76
Schools
100
Transport
9
Environment
87
Investment
46

Check your dealbreakers

Toggle the things that matter to you — see how SE2 9AQ 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 9AQ meets your needs.

Location

SE2 9AQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for SE2 9AQ

🛡️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 9AQ with:

How SE2 9AQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John Fisher Catholic Primary School

Not yet inspected · Inspected Jan 2025 · 16 min walk

KS2: 108.9

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 26 min walk

P8: +0.79A8: 54.6

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.7 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+82% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime12%
Drug offences7%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 2.7km

Crime is +47% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band AAnnual charge £1,273
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 WoodElizabeth line line
23.6 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
25 min walk
Barking RiversideSuffragette
25 min walk
Abbey Wood (London)National Rail
25 min walk
Becontree Underground StationDistrict
48 min walk
Dagenham Heathway Underground StationDistrict
50 min walk
No bus stops within 400m

15

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

Canary Wharf ★72 min
City87 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park230m
Santander docks (800m)0
Nearest cycle dock9.0 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.4 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 2.2 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

18 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalErith and District Hospital · 3.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketWelcome · 1.5 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby cafes

Ness Café331 m
Food hygiene (5-star)67% of 3

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

THE CROSSNESS ENGINES TRUST

Investment

Investment grade, yield and market outlook

46

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 score13/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,332m
Crossrail 2 route15,301m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,426 nationally

1,713

Est. population

1,312/km²

57%

Employed

40%

Degree educated

£44,800

Median income

6.3%

Claimant rate

SuburbanLow densitySocially diverse / deprived

43

Community stability

Age profile

30%
20%
19%
20%
Under 1830%
18–3420%
35–4919%
50–6420%
65+10%

Tenure

13%
16%
15%
55%
Own outright13%
Own (mortgage)16%
Private rent15%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

26%
50%
White British26%
White Other6%
Asian8%
Black50%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household42%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent55%
Private rent15%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
75%
Historic landfill (400m)
1
Opportunity area
No
Strategic industrial location
Yes
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
18 homes · LAND FORMERLEY PLOTS 506-521, LAND FORMERLEY PLOTS 506-521, REDBOURNE DRIVE, SE28
Pipeline pressure
NONE

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

Live in SE2 9AQ? 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 9AQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

Similar postcodes

Frequently asked questions

📍 Track SE2 9AQ

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

No spam. Unsubscribe anytime.

Key facts for SE2 9AQ

Full postcodeSE2 9AQ
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.506561
Longitude0.135444
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