Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49148, 0.12277

SE2 9QG— Thamesmead East, Bexley

Location and area intelligence for SE2 9QG, Thamesmead East, Bexley

The family fortress

 

Schools 75%Safety 78/100Transport 67/100Yield 3.76%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
78
Schools
61
Transport
67
Environment
77
Investment
55

The bottom line

SE2 9QG offers low crime and a green environment — 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 9QG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SE2 9QG

🛡️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🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE2 9QG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Boxgrove Primary School

Not yet inspected · 6 min walk

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 15 min walk

P8: -0.18A8: 44.1

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.5 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+55% vs borough

Crime by type

Other33%
Violence & sexual offences22%
Vehicle crime19%
Anti-social behaviour14%
Drug offences5%
Burglary5%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.2km

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area54.8 m²

EPC breakdown

C
4%
D
1%
E
1%

Based on 6 properties · Confidence: low

Street mix

Flat 67%Other 33%

LHA rates — Outer South East London

Shared room£600/mo
1 bedroom£1050/mo
2 bedrooms£1300/mo
3 bedrooms£1550/mo
4 bedrooms£1800/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£137,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2003–2016 · CAGR

+5.1%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.9%

per year

Acceleration

+18.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£93k£93k+0%1
GFC & correction2008–2008£120k£120k+0%1
Help-to-Buy recovery2016–2016£178k£178k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Abbey WoodElizabeth line line
1.2 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
1 min walk
Abbey Wood (London)National Rail
1 min walk
Barking RiversideSuffragette
39 min walk
Woolwich Arsenal DLR StationDLR
47 min walk
Gallions Reach DLR StationDLR
51 min walk
No bus stops within 400m

42

Walkability score

198

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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)130
Nearest car park136m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% 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: 13.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 19%
More green space than 81% of London

Nearest SSSI: Abbey Wood SSSI — 0.8 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

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°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

7 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

329

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 558 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

158m

Post office

Nearby shops

WHSmith103 m
City AM124 m
Aces One Stop129 m
Village Fresh Fruit and Veggies138 m

Nearby cafes

Abbey Cafe222 m

Nearby restaurants

The Taj Mahal166 m
Abbey Grill187 m
New Winson190 m
Finest Chicken Peri Peri Grill194 m

Nearby pubs

The Abbey Arms145 m
The Birchwood880 m
The Lakeside Bar1.1 km

Nearby gyms

Anytime Fitness700 m
Gerald Latifi - Strength & Fitness Coach701 m

Nearby pharmacies

Brownies147 m

Nearby health

Lakeside Medical Practice568 m
Food hygiene (5-star)54% of 39

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%

High street

E

High street health

Investment

Investment grade, yield and market outlook

55

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

48.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,920m
Crossrail 2 route15,059m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,829 nationally

1,631

Est. population

13,927/km²

56%

Employed

36%

Degree educated

£36,300

Median income

4.7%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

27%
21%
19%
20%
13%
Under 1827%
18–3421%
35–4919%
50–6420%
65+13%

Tenure

24%
23%
30%
22%
Own outright24%
Own (mortgage)23%
Private rent30%
Social rent22%
Shared ownership1%

Ethnicity

30%
14%
37%
White British30%
White Other13%
Asian14%
Black37%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household31%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent30%
Social rent22%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
2
Local approval rate
100%
Borough approval rate
75%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£100/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)
3
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, Land at, Felixstowe Road, Abbey Wood, SE2 9SG245 homes
completed
FORMER CHLORIDE WORKS, FORMER CHLORIDE WORKS, FELIXSTOWE ROAD, SE2202 homes
completed
165, 165, ABBEY WOOD ROAD, SE229 homes
completed
2A - 2D, 2A - 2D, Conference Road, Abbey Wood, SE2 0YH8 homes
completed
24 & 30, 24 & 30, Sydney Road, SE2 9RX4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.7%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Zainab Olamide AsunramuLabour
Larry FergusonLabour
Abi JohnsonLabour

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Key facts for SE2 9QG

Full postcodeSE2 9QG
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.491477
Longitude0.122768
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