Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49876, 0.11942

SE2 9BH— Abbey Wood, Greenwich

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

The family fortress

 

Schools 78%Safety 75/100Transport 55/100Yield 4.45%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
75
Schools
95
Transport
55
Environment
82
Investment
57

The bottom line

SE2 9BH 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 9BH

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 9BH

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE2 9BH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Windrush Thamesmead Primary School

Outstanding · Inspected Jul 2024 · 7 min walk

KS2: 105.9

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 11 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 · 18 min walk

8 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.3km

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area81.6 m²

EPC breakdown

C
11%
D
4%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 94%Flat 6%

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
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£204,000
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+8.1%

Total change

+551%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

+13.29

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Terraced94.4%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£53k£53k+0%1
Post-dot-com plateau2001–2004£85k£165k+94.1%1.2
Pre-crash peak2005–2007£181k£192k+5.8%1.3
GFC & correction2008–2011£160k£135k-15.6%1
Help-to-Buy recovery2016–2016£350k£350k+0%1
Brexit uncertainty2017–2017£325k£325k+0%1
Pandemic surge2021–2021£345k£345k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
4.5%
District
5.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10.1 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

35

Walkability score

206

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★33 min
City47 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)138
Nearest car park85m
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: 13.4 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Abbey Wood SSSI — 1.5 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

ABBEY WOOD SURGERY

9 GODSTOW ROAD, ABBEY WOOD, SE2 9AT

3 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalErith and District Hospital · 4.1 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

406

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Birchwood (317 m)

No restaurants within 800m — nearest: Nom Nom Nom (873 m)

Nearest supermarketLidl · 318 m
1 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)

595m

Post office

Nearby shops

Premier Gogi's Supermarket590 m
Bethel730 m
City AM756 m
Aces One Stop823 m

Nearby cafes

Abbey Cafe993 m

Nearby restaurants

Nom Nom Nom873 m
The Taj Mahal963 m
Abbey Grill968 m
New Winson972 m

Nearby pubs

The Birchwood317 m
The Lakeside Bar409 m
The Abbey Arms903 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach183 m
Anytime Fitness195 m

Nearby pharmacies

Brownies941 m

Nearby health

Lakeside Medical Practice326 m
Food hygiene (5-star)62% of 34

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

HERA EXPRESS LTD
LAURA FABRICS LTD
TITO PASTRIES LTD

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

36.5

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,969m
Crossrail 2 route14,533m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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
Southmere Village Phase 2, In the area of, Southmere Village Phase 2, In the area of, Tavy Bridge, Abbey Wood, SE2 9UG220 homes
completed
Boxing Club, Boxing Club, Poplar Place, Carlyle Road, Thamesmead, SE2862 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 9BH

Full postcodeSE2 9BH
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.498758
Longitude0.119417
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