Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49169, 0.12562

SE2 9SN— Thamesmead East, Bexley

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

London's quiet achiever

 

Schools 50%Safety 78/100Transport 64/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
78
Schools
46
Transport
64
Environment
77
Investment
44

The bottom line

SE2 9SN 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 9SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE2 9SN

🛡️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 Parks🔒 Very Safe

“London's quiet achiever”

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How SE2 9SN 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 · 17 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 · 14 min walk

5 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 2.2km

Crime is +25% above 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£5,350/m²
Price per ft²£497/ft²
Avg floor area70.8 m²

EPC breakdown

C
5%
D
5%
E
2%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Terraced 33%Flat 67%

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£177,000
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

2002–2025 · CAGR

+6.8%

Total change

+349%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

-19.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Terraced43.8%
Flat/maisonette56.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£89k£140k+57.3%1.7
Pre-crash peak2005–2007£154k£180k+16.9%1.3
Help-to-Buy recovery2014–2015£153k£215k+41%1
Brexit uncertainty2017–2018£95k£170k+78.9%1
Pandemic surge2020–2020£263k£263k+0%1
Current market2024–2025£350k£400k+14.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

31

Walkability score

155

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

27

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park288m
Santander docks (800m)0
Nearest cycle dock8.5 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 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: 14.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% 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

7 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 · 3.3 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

214

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 (334 m)

Nearest supermarketWelcome · 592 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)

335m

Post office

Nearby shops

WHSmith301 m
City AM306 m
Village Fresh Fruit and Veggies313 m
AW Food Hall326 m

Nearby cafes

Abbey Cafe388 m

Nearby restaurants

The Taj Mahal329 m
Finest Chicken Peri Peri Grill346 m
Abbey Grill355 m
New Winson357 m

Nearby pubs

The Abbey Arms334 m
The Lakeside Bar1.0 km

Nearby gyms

Anytime Fitness725 m
Gerald Latifi - Strength & Fitness Coach731 m

Nearby pharmacies

Brownies318 m

Nearby health

Lakeside Medical Practice583 m
Food hygiene (5-star)46% of 35

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

TOSHOL LIMITED

Investment

Investment grade, yield and market outlook

44

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 score14/100
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.1

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 route10,116m
Crossrail 2 route15,231m

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)
3
Planning apps (3 years)
3
Local approval rate
67%
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 adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
119, 119, Sydney Road, London, SE2 9RY4 homes
completed
24 & 30, 24 & 30, Sydney Road, SE2 9RX4 homes
completed
51, 51, Rushdene, London, SA2 9RP3 homes
completed
Land adjacent 56, Land adjacent 56, Sydney Road, SE2 9RX2 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 9SN

Full postcodeSE2 9SN
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.491695
Longitude0.125616
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