Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49186, 0.12712

SE2 9SL— Thamesmead East, Bexley

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

London's quiet achiever

 

Schools 50%Safety 84/100Transport 58/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
84
Schools
46
Transport
58
Environment
78
Investment
40

The bottom line

SE2 9SL offers low crime, fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE2 9SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE2 9SL

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How SE2 9SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Willow Bank Primary School

Requires Improvement · Inspected Apr 2023 · 8 min walk

KS2: 101.7

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 19 min walk

P8: -0.18A8: 44.1

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.3 incidents per 1,000 residents

Better than 63% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Vehicle crime20%
Anti-social behaviour17%
Burglary5%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Erith Fire Station · 2.1km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,510/m²
Price per ft²£512/ft²
Avg floor area65.9 m²

EPC breakdown

C
17%
D
10%
E
10%

Based on 37 properties · Confidence: high

Street mix

Semi 7%Terraced 90%Flat 3%Other 1%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£164,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+7.1%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-5.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached6.3%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£79k+49.5%2.8
Post-dot-com plateau2001–2004£86k£149k+72.6%4.5
Pre-crash peak2005–2007£147k£167k+13.6%3.7
GFC & correction2008–2012£148k£140k-5.4%1.7
Help-to-Buy recovery2013–2014£161k£230k+42.5%1.5
Brexit uncertainty2017–2019£325k£300k-7.7%3
Pandemic surge2020–2021£280k£370k+32.1%1.5
Rate-rise correction2023–2023£350k£350k+0%1
Current market2024–2025£365k£362k-0.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.5%
District
7.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Abbey WoodElizabeth line
5 min walk
Abbey Wood (London)National Rail
5 min walk
Barking RiversideSuffragette
40 min walk
Woolwich Arsenal DLR StationDLR
50 min walk
Gallions Reach DLR StationDLR
54 min walk
No bus stops within 400m

28

Walkability score

123

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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park230m
Santander docks (800m)0
Nearest cycle dock8.6 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 5G82%

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.1 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% of London

Nearest SSSI: Abbey Wood SSSI — 0.6 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

8 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

169

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 Abbey Arms (439 m)

Nearest supermarketWelcome · 631 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

436m

Post office

Nearby shops

WHSmith407 m
City AM409 m
Village Fresh Fruit and Veggies417 m
AW Food Hall427 m

Nearby cafes

Abbey Cafe489 m

Nearby restaurants

The Taj Mahal430 m
Finest Chicken Peri Peri Grill444 m
Abbey Grill456 m
New Winson458 m

Nearby pubs

The Abbey Arms439 m
The Lakeside Bar1.0 km

Nearby gyms

Anytime Fitness755 m
Gerald Latifi - Strength & Fitness Coach762 m

Nearby pharmacies

Brownies421 m

Nearby health

Lakeside Medical Practice613 m
Food hygiene (5-star)51% of 35

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ANGEL OF ANGEL LTD
CFA LETTINGS LIMITED
DOMINION VENTURES LIMITED
ICARE ELEVATORS LTD
LOUPSIRRI LIMITED

+6 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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 score16/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,222m
Crossrail 2 route15,319m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,958 nationally

1,946

Est. population

7,055/km²

62%

Employed

37%

Degree educated

£36,300

Median income

4.2%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

26%
21%
22%
18%
Under 1826%
18–3421%
35–4922%
50–6418%
65+12%

Tenure

26%
28%
28%
18%
Own outright26%
Own (mortgage)28%
Private rent28%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

39%
15%
26%
White British39%
White Other13%
Asian15%
Black26%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household29%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent28%
Social rent18%

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)
4
Planning apps (3 years)
3
Local approval rate
50%
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
220 homes · Southmere Village Phase 2, In the area of, Southmere Village Phase 2, In the area of, Tavy Bridge, Abbey Wood, SE2 9UG
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
24 & 30, 24 & 30, Sydney Road, SE2 9RX4 homes
completed
119, 119, Sydney Road, London, SE2 9RY4 homes
completed
51, 51, Rushdene, London, SA2 9RP3 homes
completed
43, Sydney Road, SE2 9RZ2 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 9SL

Full postcodeSE2 9SL
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.491856
Longitude0.127121
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