Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49332, 0.11205

SE2 9QS— Abbey Wood, Greenwich

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

The family fortress

 

Schools 83%Safety 84/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
84
Schools
73
Transport
45
Environment
67
Investment
47

The bottom line

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

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Location

SE2 9QS

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-24.0% vs London avg

Deep-dive guides for SE2 9QS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE2 9QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

De Lucy Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 6 min walk

P8: -0.18A8: 44.1

83% 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences22%
Anti-social behaviour21%
Other21%
Drug offences12%
Vehicle crime12%
Burglary5%
Theft3%
Robbery3%

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 · 1.6km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,358/m²
Price per ft²£312/ft²
Avg floor area70.7 m²

EPC breakdown

C
13%
D
10%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 44%Flat 57%

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£176,750
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)
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

1999–2026 · CAGR

+5.5%

Total change

+330%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+63.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 23 sales

Property Type Mix

Total: 23 sales

Terraced43.5%
Flat/maisonette56.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£64k£62k-3.9%1.5
Post-dot-com plateau2001–2003£69k£124k+79.3%1.7
Pre-crash peak2005–2007£121k£185k+52.9%1.7
GFC & correction2008–2012£160k£212k+32.5%1.3
Help-to-Buy recovery2013–2013£175k£175k+0%1
Brexit uncertainty2019–2019£212k£212k+0%1
Rate-rise correction2023–2023£360k£360k+0%2
Current market2024–2026£220k£275k+25%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.8% alpha

Flat/maisonette+2.8% α
Local
12.7%
District
9.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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

Nearby stations

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

34

Walkability score

240

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

42

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)150
Nearest car park70m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

617

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Birchwood (542 m)

Nearest supermarketCo-op Food · 672 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)

142m

Post office

Nearby shops

St Nicholas Food & Wine146 m
H A Patel News155 m
Bethel622 m
Aces One Stop650 m

Nearby cafes

C2K Cafe206 m
Abbey Cafe720 m

Nearby restaurants

Nom Nom Nom151 m
Abbey Grill726 m
New Winson728 m
Greggs732 m

Nearby pubs

The Birchwood542 m
The Abbey Arms691 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach818 m
Anytime Fitness831 m

Nearby pharmacies

Brownies733 m

Nearby health

Nabil Habashi Dental Practice171 m
Food hygiene (5-star)66% of 35

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

ANDORA CONSULTING LTD
FLOMAT67 LTD
HIMALAYAN FOODS LTD
KALI GROUP LTD
MATTALL HOLDINGS LIMITED

+4 more

Investment

Investment grade, yield and market outlook

47

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
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

47.7

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,277m
Crossrail 2 route14,296m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,433 nationally

2,017

Est. population

12,300/km²

57%

Employed

36%

Degree educated

£33,300

Median income

5.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

34%
19%
21%
18%
Under 1834%
18–3419%
35–4921%
50–6418%
65+9%

Tenure

22%
21%
44%
Own outright12%
Own (mortgage)22%
Private rent21%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

34%
38%
White British34%
White Other11%
Asian9%
Black38%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household45%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent44%
Private rent21%

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%
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
18 homes · 50, 50, Abbey Wood Road, Abbey Wood, SE2 9NW
Pipeline pressure
NONE

Named schemes (500m)

Garages at 78, Garages at 78, Sewell Road, Abbey Wood, SE2 9XP16 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
Garages adj 101, Garages adj 101, Sewell Road, Abbey Wood, SE2 9BF3 homes
completed
40, 40, Peterstone Road, Abbey Wood, SE2 9XY2 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 9QS

Full postcodeSE2 9QS
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.493316
Longitude0.112048
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