Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49841, 0.12730

SE2 9UR— Thamesmead East, Bexley

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

London's quiet achiever

 

Schools 60%Safety 76/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
76
Schools
59
Transport
40
Environment
82
Investment
37

The bottom line

SE2 9UR offers low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE2 9UR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for SE2 9UR

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE2 9UR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Willow Bank Primary School

Requires Improvement · Inspected Apr 2023 · 2 min walk

KS2: 101.7

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 17 min walk

P8: +0.44A8: 53.1

60% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.7 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+82% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime12%
Drug offences7%
Burglary4%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Erith Fire Station · 2.5km

Crime is +47% 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£2,724/m²
Price per ft²£253/ft²
Avg floor area103.5 m²

EPC breakdown

C
1%
D
9%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 3%Terraced 88%Flat 9%

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£258,750
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)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,273
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6.1%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.4%

per year

Acceleration

-5.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 29 sales

Property Type Mix

Total: 29 sales

Terraced89.7%
Flat/maisonette10.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£65k£65k+0%4
Post-dot-com plateau2001–2004£70k£150k+114.3%2
Pre-crash peak2005–2007£137k£150k+9.5%3
GFC & correction2012–2012£100k£100k+0%1
Help-to-Buy recovery2014–2015£202k£180k-10.9%1
Brexit uncertainty2017–2018£228k£240k+5.5%1.5
Current market2024–2025£270k£290k+7.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
7.6%
District
8.8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Abbey WoodElizabeth line
11 min walk
Abbey Wood (London)National Rail
11 min walk
Barking RiversideSuffragette
31 min walk
Gallions Reach DLR StationDLR
51 min walk
Woolwich Arsenal DLR StationDLR
52 min walk
No bus stops within 400m

28

Walkability score

118

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

22

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park135m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 13%
More green space than 93% 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

1,520 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

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 · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lakeside Bar (366 m)

No restaurants within 800m — nearest: The Taj Mahal (997 m)

Nearest supermarketWelcome · 438 m
1 tennis courts

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)

816m

Post office

Nearby shops

Bethel818 m
City AM822 m
Aces One Stop895 m
WHSmith905 m

Nearby cafes

Abbey Cafe1.1 km

Nearby restaurants

The Taj Mahal997 m
Abbey Grill1.0 km
New Winson1.0 km
Greggs1.0 km

Nearby pubs

The Lakeside Bar366 m
The Abbey Arms960 m

Nearby gyms

Anytime Fitness396 m
Gerald Latifi - Strength & Fitness Coach412 m

Nearby pharmacies

Brownies976 m

Nearby health

Lakeside Medical Practice386 m
Food hygiene (5-star)42% of 12

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

5ROW LTD
ACKA TECH LTD
BOSBI VENTURES LIMITED
CHINWE IFEOMA LTD
DAMOSET GLOBAL SERVICE LIMITED

+9 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score12/100
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

43.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,466m
Crossrail 2 route15,057m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,426 nationally

1,713

Est. population

1,312/km²

57%

Employed

40%

Degree educated

£44,800

Median income

6.3%

Claimant rate

SuburbanLow densitySocially diverse / deprived

43

Community stability

Age profile

30%
20%
19%
20%
Under 1830%
18–3420%
35–4919%
50–6420%
65+10%

Tenure

13%
16%
15%
55%
Own outright13%
Own (mortgage)16%
Private rent15%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

26%
50%
White British26%
White Other6%
Asian8%
Black50%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household42%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent55%
Private rent15%

vs. London

Income vs London+6.7%

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)
4
Planning apps (3 years)
2
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)
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 adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
1-9, 174-182 and 6, 1-9, 174-182 and 6, Maran Way and Limestone Walk, DA18 4BP3 homes
completed
Lakeside Complex 2, Lakeside Complex 2, Bazalgette Way, London, SE2 9AN2 homes
completed
54, Seacourt Road, SE2 9UP1 homes
completed
1, 1, Maran Way, Yarnton Way, Erith, DA18 4BP1 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 9UR

Full postcodeSE2 9UR
Postcode districtSE2
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.498409
Longitude0.127297
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