Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49593, 0.11864

SE2 9RD— Abbey Wood, Greenwich

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 78%Safety 75/100Transport 59/100Yield 4.45%
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Strong, well-rated schools set this area apart

Area score
59
Safety
75
Schools
90
Transport
59
Environment
78
Investment
57

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Location

SE2 9RD

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+58.0% vs London avg

Deep-dive guides for SE2 9RD

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

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How SE2 9RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Boxgrove Primary School

Not yet inspected · 4 min walk

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 13 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+33% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Vehicle crime13%
Anti-social behaviour12%
Drug offences10%
Robbery3%
Burglary3%
Theft1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.1km

Crime is +58% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey Wood StationElizabeth line line
6.5 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
7 min walk
Abbey Wood (London)National Rail
7 min walk
Barking RiversideSuffragette
33 min walk
Woolwich Arsenal DLR StationDLR
44 min walk
Gallions Reach DLR StationDLR
45 min walk
No bus stops within 400m

45

Walkability score

237

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

38

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park2m
Santander docks (800m)0
Nearest cycle dock7.9 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 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 49%
More green space than 85% of London

Nearest SSSI: Abbey Wood SSSI — 1.3 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

2 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalErith and District Hospital · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

480

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Birchwood (320 m)

Nearest supermarketLidl · 30 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

2

Libraries (1km)

0

Cinemas (2km)

437m

Post office

Nearby shops

Bethel436 m
City AM467 m
Aces One Stop526 m
WHSmith563 m

Nearby cafes

Abbey Cafe690 m
C2K Cafe733 m

Nearby restaurants

Nom Nom Nom658 m
The Taj Mahal668 m
Abbey Grill669 m
New Winson674 m

Nearby pubs

The Birchwood320 m
The Abbey Arms606 m
The Lakeside Bar680 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach280 m
Anytime Fitness292 m

Nearby pharmacies

Brownies647 m

Nearby health

Lakeside Medical Practice282 m
Nabil Habashi Dental Practice682 m
Food hygiene (5-star)56% of 45

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%
Right-to-buy sales (5yr)
618

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

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 score12/100
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

39.1

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,806m
Crossrail 2 route14,600m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,724 nationally

1,816

Est. population

11,679/km²

53%

Employed

35%

Degree educated

£33,300

Median income

5.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

44

Community stability

Age profile

36%
17%
21%
18%
Under 1836%
18–3418%
35–4921%
50–6418%
65+8%

Tenure

22%
15%
50%
Own outright12%
Own (mortgage)22%
Private rent15%
Social rent50%
Shared ownership0%
Rent free0%

Ethnicity

31%
44%
White British31%
White Other8%
Asian7%
Black44%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household40%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent50%
Private rent15%

vs. London

Income vs London-20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)
2
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 Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH534 homes
completed
Land at, Land at, Felixstowe Road, Abbey Wood, SE2 9SG245 homes
completed
Southmere Village Phase 2, In the area of, Southmere Village Phase 2, In the area of, Tavy Bridge, Abbey Wood, SE2 9UG220 homes
completed
SITE AT, SITE AT, THROWLEY CLOSE, SE210 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 9RD

Full postcodeSE2 9RD
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.495931
Longitude0.118638
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