Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49035, 0.11184

SE2 9EN— Abbey Wood, Greenwich

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

The practical family move

 

Schools 80%Safety 75/100Transport 46/100Yield 4.45%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
75
Schools
64
Transport
46
Environment
65
Investment
63

The bottom line

SE2 9EN offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

SE2 9EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-20.7% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for SE2 9EN

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE2 9EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Alexander McLeod Primary School

Not yet inspected · Inspected Jan 2025 · 7 min walk

KS2: 108.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 6 min walk

P8: -0.18A8: 44.1

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.0 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+31% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour14%
Vehicle crime13%
Drug offences7%
Burglary5%
Robbery4%
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 · 1.4km

Crime is +55% above London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

B
7%
C
10%
D
15%
E
3%
G
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 80%Flat 20%

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£221,750
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, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.11 W/m²K
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

1995–2024 · CAGR

+7.4%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+42.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Terraced79.2%
Flat/maisonette20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£51k£51k+0%1
Post-dot-com plateau2003–2004£83k£162k+95.2%2.5
Pre-crash peak2005–2006£175k£149k-14.6%1.5
GFC & correction2008–2008£170k£170k+0%1
Help-to-Buy recovery2013–2016£220k£182k-17.5%1.2
Brexit uncertainty2019–2019£340k£340k+0%3
Pandemic surge2020–2021£296k£388k+31%2
Rate-rise correction2022–2022£320k£320k+0%1
Current market2024–2024£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.8% alpha

Terraced+1.8% α
Local
6.9%
District
5.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Abbey WoodSoutheastern line
7.8 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
Woolwich Arsenal DLR StationDLR
37 min walk
Barking RiversideSuffragette
41 min walk
Gallions Reach DLR StationDLR
43 min walk
No bus stops within 400m

37

Walkability score

171

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

34

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)150
Nearest car park156m
Santander docks (800m)0
Nearest cycle dock7.5 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 1.4 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 4.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

590

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbey Arms (643 m)

Nearest supermarketCo-op Food · 357 m
3 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)

387m

Post office

Nearby shops

H A Patel News385 m
St Nicholas Food & Wine386 m
Cheers Mini Market506 m
Aces One Stop641 m

Nearby cafes

C2K Cafe361 m
Abbey Cafe627 m

Nearby restaurants

Nom Nom Nom386 m
Abbey Grill648 m
Greggs649 m
New Winson649 m

Nearby pubs

The Abbey Arms643 m
The Birchwood859 m

Nearby pharmacies

Brownies673 m

Nearby health

Nabil Habashi Dental Practice383 m
Food hygiene (5-star)64% of 33

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

ARIEE LIMITED
CITADEL TRAINING COLLEGE AND RECRUITMENT SERVICES LTD
GLOBALMAINT LTD
JULIE& AJOHNSON LTD
PRO ENGINEERS 247 LTD

+4 more

Investment

Investment grade, yield and market outlook

63

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

26

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,158m
Crossrail 2 route14,423m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,085 nationally

2,306

Est. population

10,336/km²

64%

Employed

39%

Degree educated

£33,300

Median income

4.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

27%
25%
23%
16%
Under 1827%
18–3426%
35–4923%
50–6416%
65+8%

Tenure

15%
22%
36%
26%
Own outright15%
Own (mortgage)22%
Private rent36%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

31%
18%
33%
White British31%
White Other18%
Asian11%
Black33%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine27%
No car household42%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent36%
Social rent26%

vs. London

Income vs London-20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/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 · 50, 50, Abbey Wood Road, Abbey Wood, SE2 9NW
Pipeline pressure
NONE

Named schemes (500m)

Garages adjacent to 10-46, Garages adjacent to 10-46, Dahlia Road, Abbey Wood, SE2 0SU7 homes
completed
Formerly The Jolly Marshman PH, 191, Formerly The Jolly Marshman PH, 191, Bracondale Road, Abbey Wood, SE2 9EN6 homes
completed
77, 77, Felixstowe Road, Abbey Wood, SE2 9QQ4 homes
completed
110, 110, Bostall Lane, Abbey Wood, SE2 0QS3 homes
completed
147, 147, McLeod Road, Abbey Wood, SE22 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 9EN

Full postcodeSE2 9EN
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.490352
Longitude0.111839
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