Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49504, 0.10508

SE2 9DH— Abbey Wood, Greenwich

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

The family fortress

 

Schools 83%Safety 76/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
76
Schools
66
Transport
31
Environment
67
Investment
42

The bottom line

SE2 9DH offers exceptional schools (83% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE2 9DH

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-20.7% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for SE2 9DH

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE2 9DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

St Thomas A Becket Roman Catholic Primary School

Not yet inspected · 5 min walk

KS2: 109.6

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 3 min walk

P8: -0.18A8: 44.1

83% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+21% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Vehicle crime16%
Anti-social behaviour13%
Drug offences5%
Robbery3%
Burglary3%
Theft2%

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 · 1.3km

Crime is +44% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,797/m²
Price per ft²£539/ft²
Avg floor area71.7 m²

EPC breakdown

C
11%
D
8%
E
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 86%Flat 14%

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£179,250
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, 250 mm loft insulation
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

Price Trajectory

2001–2025 · CAGR

+6.6%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+4.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Terraced91.7%
Flat/maisonette8.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£87k£103k+18.4%1
Pre-crash peak2005–2006£161k£165k+2.5%2
GFC & correction2012–2012£185k£185k+0%1
Brexit uncertainty2017–2017£311k£311k+0%1
Pandemic surge2020–2020£338k£338k+0%2
Current market2024–2025£360k£400k+11.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
5%
District
5.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
14.2 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

21

Walkability score

98

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)

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Parking & EV

Car parks, spaces and charging points

34

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock7.0 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: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Abbey Wood SSSI — 2.0 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

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

10 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

343

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 (762 m)

Nearest supermarketCo-op Food · 1.0 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)

379m

Post office

Nearby shops

H A Patel News369 m
St Nicholas Food & Wine376 m
Cheers Mini Market928 m

Nearby cafes

C2K Cafe352 m

Nearby restaurants

Nom Nom Nom372 m
KFC1.2 km

Nearby pubs

The Birchwood762 m
Plume of Feathers1.1 km

Nearby health

Nabil Habashi Dental Practice358 m
Food hygiene (5-star)71% of 17

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

ABBEYQUEST LIMITED
ADZ MILLI LIMITED
ANJYMAMA HEALTHCARE LIMITED
B27 CONCEPTS LTD
BSA CARE LIMITED

+15 more

Investment

Investment grade, yield and market outlook

42

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 months1

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

30.5

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,892m
Crossrail 2 route13,777m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,693 nationally

1,998

Est. population

11,359/km²

54%

Employed

38%

Degree educated

£33,300

Median income

6.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

32%
22%
20%
16%
Under 1832%
18–3422%
35–4921%
50–6416%
65+10%

Tenure

20%
17%
53%
Own outright10%
Own (mortgage)20%
Private rent17%
Social rent53%
Shared ownership0%
Rent free0%

Ethnicity

36%
38%
White British36%
White Other11%
Asian8%
Black38%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household41%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent53%
Private rent17%

vs. London

Income vs London-20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
64%
Historic landfill (400m)
1
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)
0
Largest scheme
163 homes · SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

Land R/O 1-54, Land R/O 1-54, Sewell Road, Abbey Wood, SE2 9AW12 homes
completed
Garages adj 105-124, Garages adj 105-124, Sewell Road, Abbey Wood, SE2 9BN6 homes
completed
Garages adj 42, Garages adj 42, Combwell Crescent, Abbey Wood, SE2 0LZ4 homes
completed
13, 13, Panfield Road, SE23 homes
completed
Garages adj 101, Garages adj 101, Sewell Road, Abbey Wood, SE2 9BF3 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 9DH

Full postcodeSE2 9DH
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.495042
Longitude0.105083
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