Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49464, 0.12394

SE2 9TA— Thamesmead East, Bexley

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

The practical family move

 

Schools 83%Safety 78/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
78
Schools
73
Transport
62
Environment
74
Investment
44

The bottom line

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

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Location

SE2 9TA

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 9TA

🛡️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🔒 Very Safe

“The practical family move”

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How SE2 9TA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★

Primary

Willow Bank Primary School

Requires Improvement · Inspected Apr 2023 · 4 min walk

KS2: 101.7

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 18 min walk

P8: +0.44A8: 53.1

83% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

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

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)

12

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.4km

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,211/m²
Price per ft²£298/ft²
Avg floor area70.7 m²

EPC breakdown

B
1%
C
11%
D
18%
E
13%
F
2%

Based on 45 properties · Confidence: high

Street mix

Terraced 91%Flat 6%Other 3%

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£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 era1967-1975
WallsSystem built, 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

1998–2025 · CAGR

+6.2%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.2%

per year

Acceleration

-27.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 29 sales

Property Type Mix

Total: 29 sales

Terraced93.1%
Flat/maisonette6.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£51k£54k+4.9%2
Post-dot-com plateau2001–2003£76k£127k+67.2%1.7
Pre-crash peak2005–2006£172k£157k-9%1.5
GFC & correction2010–2012£135k£195k+44.4%1.5
Help-to-Buy recovery2013–2016£105k£271k+158.3%1.7
Brexit uncertainty2018–2019£470k£573k+22%1
Pandemic surge2020–2020£335k£335k+0%1
Rate-rise correction2022–2023£225k£265k+17.8%1
Current market2024–2025£300k£258k-14.2%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.1%
District
7.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
5 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
35 min walk
Woolwich Arsenal DLR StationDLR
48 min walk
Gallions Reach DLR StationDLR
50 min walk
No bus stops within 400m

40

Walkability score

207

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

34

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park272m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download445 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 1.0 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

3 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 · 3.6 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

313

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 (480 m)

Nearest supermarketWelcome · 250 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)

339m

Post office

Nearby shops

Bethel341 m
City AM342 m
Aces One Stop415 m
WHSmith425 m

Nearby cafes

Abbey Cafe572 m

Nearby restaurants

The Taj Mahal521 m
Abbey Grill538 m
New Winson542 m
Greggs547 m

Nearby pubs

The Abbey Arms480 m
The Birchwood705 m
The Lakeside Bar709 m

Nearby gyms

Anytime Fitness378 m
Gerald Latifi - Strength & Fitness Coach384 m

Nearby pharmacies

Brownies500 m

Nearby health

Lakeside Medical Practice236 m
Food hygiene (5-star)48% of 40

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

AUTOGRAPH WINDOWS AND DOORS LTD
B-SIGMA LIMITED
CDARVN LTD
CYAN AFRICAN FOODS LIMITED
LUSH EXPERIENCE LTD

+5 more

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

50.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,105m
Crossrail 2 route14,995m

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
Live planning apps (800m)
3
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
33%
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 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
Land adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
119, 119, Sydney Road, London, SE2 9RY4 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 9TA

Full postcodeSE2 9TA
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.494639
Longitude0.123937
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