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SE2 9SD

Overton Road · Thamesmead East · Bexley

SE2 9SD is in Thamesmead East, Bexley — a liveability score of 60/100.

Nearest tube: Abbey Wood, 2.9 min

Best for:Families
60
i
Liveability
N/A
i
Safety
64
i
Transport
77
i
Environment
50
i
Amenity
58
i
Property
London liveability rank32th percentile in London
OverallAverage
InvestmentPositive
RiskLow
Inner city · High density
Updated 29 May 2026
Compare SE2 9SD with…
SE2 9SD
60Liveability
64Transport

Deep-dive guides for SE2 9SD

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

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At a glance

  • 📍SE2 9SD is in Thamesmead East, Bexley — a liveability score of 60/100.
  • 👤Best for: Families
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area71.8 m²

EPC breakdown

C
2%
D
19%
E
3%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 12%Terraced 88%

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£179,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Investment

Rental yield, rent and gentrification

56

Investment score

Good

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

Avg monthly rent£1,350
Gross yield3.86% (average)
Gentrification score14/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

Moderate

Price growth potential

High

Development pressure

Low

New supply risk

Safety

Crime rates and local incidents

Crime data not available for this postcode.

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
🚇
Abbey WoodElizabeth line line
2.9 min walk
🚂
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

🟣
Abbey WoodElizabeth line
3 min walk
🚂
Abbey Wood (London)National Rail
3 min walk
🚇
Barking RiversideSuffragette
37 min walk
🚈
Woolwich Arsenal DLR StationDLR
47 min walk
🚈
Gallions Reach DLR StationDLR
50 min walk
🚌No bus stops within 400m

66

Walkability score

211

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

47 min

London Bridge

66 min

Victoria

51 min

Waterloo

31 min

Canary Wharf ★

37 min

City

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Willow Bank Primary School

Requires Improvement · 6 min walk

KS2: 101.7

★

Secondary

St Paul's Academy

Requires Improvement · 15 min walk

P8: -0.18A8: 44.1

83% of local schools rated Good or Outstanding

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 13 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 7.0 µg/m³
NoiseLOW
none
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 10%

Nearest SSSI: Abbey Wood SSSI — 0.9 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

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

5 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 · 9.3 km
A&E 4hr targetNHS target: 95%55.9%

Demographics

22 Apr

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

Rank: 11,829 nationally

1,631

Est. population

13,927/km²

56%

Employed

36%

Degree educated

£36,300

Median income

5.3%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

Under 1827%
18–3421%
35–4919%
50–6420%
65+13%

Tenure

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

Ethnicity

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 rent 30%Social rent 22%

vs. London

Income vs London-13.6%

Politics

Local councillors and MP

Ward majorityLabour
Ward majority vote17.7%
Election year2026
MPMs Abena Oppong-Asare (Labour)
MP majority16,302
ConstituencyErith and Thamesmead

Councillors

Zainab Olamide AsunramuLabour
Larry FergusonLabour
Abi JohnsonLabour

Amenities

Shops, restaurants, parks and more

363

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

7

Convenience

Nearest supermarketWelcome · 366 m

1

Libraries (1km)

0

Cinemas (2km)

173m

Post office

Nearby shops

City AM170 m
Bethel175 m
Aces One Stop241 m
WHSmith251 m

Nearby cafes

Abbey Cafe397 m

Nearby restaurants

The Taj Mahal348 m
Abbey Grill364 m
New Winson368 m
Greggs374 m

Nearby pubs

The Abbey Arms306 m
The Birchwood737 m
The Lakeside Bar870 m

Nearby gyms

Anytime Fitness507 m

Nearby pharmacies

Brownies327 m

Nearby health

Lakeside Medical Practice373 m
Food hygiene (5-star)55% of 38

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