Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49337, 0.10578

SE2 9PW— Abbey Wood, Greenwich

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

The family fortress

 

Schools 80%Safety 76/100Transport 32/100Yield 4.45%

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
76
Schools
64
Transport
32
Environment
68
Investment
53

The bottom line

SE2 9PW offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE2 9PW

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+43.0% vs London avg

Deep-dive guides for SE2 9PW

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE2 9PW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Thomas A Becket Roman Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.6

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 1 min walk

P8: -0.18A8: 44.1

80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.8 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+20% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Vehicle crime17%
Anti-social behaviour15%
Drug offences6%
Burglary5%
Robbery4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.2km

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area82.1 m²

EPC breakdown

B
1%
C
18%
D
11%
E
4%

Based on 34 properties · Confidence: high

Street mix

Terraced 100%

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£205,250
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, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2022 · CAGR

+7.5%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-31.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£86k+56.8%2
Post-dot-com plateau2001–2004£89k£142k+60.5%3
Pre-crash peak2005–2007£154k£172k+12.1%3
GFC & correction2009–2011£170k£170k+0%1.3
Help-to-Buy recovery2013–2016£165k£325k+97.8%1.5
Brexit uncertainty2018–2018£315k£315k+0%2
Pandemic surge2021–2021£380k£380k+0%1
Rate-rise correction2022–2022£338k£338k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7.5%
District
8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position75

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

Nearby stations

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

24

Walkability score

115

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

26

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park106m
Santander docks (800m)0
Nearest cycle dock7.1 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: 12.6 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 37%
More green space than 82% of London

Nearest SSSI: Abbey Wood SSSI — 1.9 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

8 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

388

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 Birchwood (815 m)

Nearest supermarketCo-op Food · 865 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)

299m

Post office

Nearby shops

H A Patel News284 m
St Nicholas Food & Wine294 m
Cheers Mini Market736 m

Nearby cafes

C2K Cafe232 m

Nearby restaurants

Nom Nom Nom289 m

Nearby pubs

The Birchwood815 m
Plume of Feathers959 m

Nearby health

Nabil Habashi Dental Practice266 m
Food hygiene (5-star)80% of 15

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

ALEXANDRA GOLD LIMITED
CADEAUX COUTURE LTD
DIDILUXEHAIR LTD
LAHDEY SOLUTIONS LIMITED
MAJEK LIMITED

+3 more

Investment

Investment grade, yield and market outlook

53

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 score13/100
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

27.4

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,870m
Crossrail 2 route13,899m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,559 nationally

1,734

Est. population

8,093/km²

57%

Employed

33%

Degree educated

£33,300

Median income

4.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

31%
19%
23%
18%
Under 1831%
18–3419%
35–4923%
50–6418%
65+10%

Tenure

14%
23%
17%
45%
Own outright14%
Own (mortgage)23%
Private rent17%
Social rent45%
Shared ownership1%
Rent free1%

Ethnicity

37%
36%
White British37%
White Other9%
Asian10%
Black36%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household36%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent45%
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
Land adjacent to 52, Land adjacent to 52, Birkdale Road, Abbey Wood, SE2 9HX2 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 9PW

Full postcodeSE2 9PW
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.493366
Longitude0.105784
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