Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49675, 0.11997

SE2 9AY— Abbey Wood, Greenwich

Location and area intelligence for SE2 9AY, Abbey Wood, Greenwich

The family fortress

 

Schools 88%Safety 75/100Transport 60/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
75
Schools
90
Transport
60
Environment
77
Investment
45

The bottom line

SE2 9AY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

SE2 9AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-20.7% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for SE2 9AY

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE2 9AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Boxgrove Primary School

Not yet inspected · 5 min walk

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 13 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+33% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Vehicle crime13%
Anti-social behaviour12%
Drug offences10%
Robbery3%
Burglary3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.2km

Crime is +58% above 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£4,314/m²
Price per ft²£401/ft²
Avg floor area90.1 m²

EPC breakdown

C
6%
D
11%

Based on 17 properties · Confidence: medium

Street mix

Semi 7%Terraced 93%

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 costLow
Rebuild cost estimate£225,250
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
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

-0.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£88k+68%1.5
Post-dot-com plateau2001–2004£90k£169k+88.8%2
GFC & correction2008–2011£196k£155k-20.9%1
Help-to-Buy recovery2016–2016£295k£295k+0%1
Brexit uncertainty2017–2017£380k£380k+0%1
Rate-rise correction2022–2022£420k£420k+0%1
Current market2024–2025£400k£380k-5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.6% alpha

Terraced+2.6% α
Local
23.6%
District
21%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
7.4 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

43

Walkability score

184

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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park22m
Santander docks (800m)0
Nearest cycle dock8.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.5 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Abbey Wood SSSI — 1.3 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

1,526 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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

2 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

439

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Birchwood (356 m)

Nearest supermarketLidl · 112 m

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)

503m

Post office

Nearby shops

Bethel504 m
City AM529 m
Aces One Stop596 m
WHSmith629 m

Nearby cafes

Abbey Cafe767 m

Nearby restaurants

The Taj Mahal736 m
Abbey Grill742 m
New Winson746 m
Greggs752 m

Nearby pubs

The Birchwood356 m
The Lakeside Bar553 m
The Abbey Arms677 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach150 m
Anytime Fitness162 m

Nearby pharmacies

Brownies714 m

Nearby health

Lakeside Medical Practice181 m
Nabil Habashi Dental Practice805 m
Food hygiene (5-star)56% of 45

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

B.I.Y (UK) LTD
LENNOCO LIMITED
SNAPFRAMEHUB LIMITED

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
£1,600London 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

8/100

Velocity score

Future outlook

51.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,925m
Crossrail 2 route14,651m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,724 nationally

1,816

Est. population

11,679/km²

53%

Employed

35%

Degree educated

£33,300

Median income

5.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

44

Community stability

Age profile

36%
17%
21%
18%
Under 1836%
18–3418%
35–4921%
50–6418%
65+8%

Tenure

22%
15%
50%
Own outright12%
Own (mortgage)22%
Private rent15%
Social rent50%
Shared ownership0%
Rent free0%

Ethnicity

31%
44%
White British31%
White Other8%
Asian7%
Black44%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household40%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent50%
Private rent15%

vs. London

Income vs London-20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
64%
Opportunity area
Thamesmead and Abbey Wood
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)
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
Land at, Land at, Felixstowe Road, Abbey Wood, SE2 9SG245 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
SITE AT, SITE AT, THROWLEY CLOSE, SE210 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 9AY

Full postcodeSE2 9AY
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.496752
Longitude0.119973
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