Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49589, 0.11467

SE2 9XY— Abbey Wood, Greenwich

Location and area intelligence for SE2 9XY, Abbey Wood, Greenwich

The family fortress

 

Schools 78%Safety 84/100Transport 57/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
84
Schools
90
Transport
57
Environment
70
Investment
47

The bottom line

SE2 9XY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE2 9XY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-20.7% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE2 9XY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE2 9XY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

De Lucy Primary School

Good · Inspected Oct 2023 · 3 min walk

KS2: 103.3

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 11 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 13 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences22%
Anti-social behaviour21%
Other21%
Drug offences12%
Vehicle crime12%
Burglary5%
Theft3%
Robbery3%

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: Plumstead Fire Station · 1.9km

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£5,412/m²
Price per ft²£503/ft²
Avg floor area78.3 m²

EPC breakdown

B
1%
C
12%
D
17%
E
1%

Based on 31 properties · Confidence: high

Street mix

Semi 10%Terraced 80%Flat 10%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/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£195,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 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

1996–2026 · CAGR

+7.2%

Total change

+712%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.0%

per year

Acceleration

-5.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached10%
Terraced80%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£79k+52.7%1
Pre-crash peak2005–2007£172k£195k+13.4%2.5
GFC & correction2012–2012£189k£189k+0%2
Help-to-Buy recovery2013–2014£93k£245k+164.9%1
Brexit uncertainty2018–2019£210k£370k+76.1%1.5
Pandemic surge2020–2020£369k£369k+0%2
Current market2024–2026£404k£420k+4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
4.7%
District
4.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Abbey WoodElizabeth line
8 min walk
Abbey Wood (London)National Rail
9 min walk
Barking RiversideSuffragette
33 min walk
Woolwich Arsenal DLR StationDLR
40 min walk
Gallions Reach DLR StationDLR
42 min walk
No bus stops within 400m

40

Walkability score

242

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★33 min
City47 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

41

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park227m
Santander docks (800m)0
Nearest cycle dock7.7 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 5G78%

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: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 52%
More green space than 90% of London

Nearest SSSI: Abbey Wood SSSI — 1.5 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°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

ABBEY WOOD SURGERY

9 GODSTOW ROAD, ABBEY WOOD, SE2 9AT

2 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

527

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 305 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

2

Libraries (1km)

0

Cinemas (2km)

406m

Post office

Nearby shops

St Nicholas Food & Wine411 m
H A Patel News422 m
Bethel589 m
City AM624 m

Nearby cafes

C2K Cafe496 m
Abbey Cafe794 m

Nearby restaurants

Nom Nom Nom416 m
Abbey Grill784 m
New Winson788 m
The Taj Mahal792 m

Nearby pubs

The Birchwood213 m
The Abbey Arms729 m
The Lakeside Bar866 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach514 m
Anytime Fitness529 m

Nearby pharmacies

Brownies774 m

Nearby health

Nabil Habashi Dental Practice441 m
Lakeside Medical Practice553 m
Food hygiene (5-star)68% of 28

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

228 INVESTMENTS LIMITED
AI-WIN CARE LIMITED
DECO LOGISTICS GROUP LTD
DESTINY THRIVE HOME TUITION LTD
HAPPY HOMES MAINTENANCE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.2

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,547m
Crossrail 2 route14,348m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,433 nationally

2,017

Est. population

12,300/km²

57%

Employed

36%

Degree educated

£33,300

Median income

5.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

34%
19%
21%
18%
Under 1834%
18–3419%
35–4921%
50–6418%
65+9%

Tenure

22%
21%
44%
Own outright12%
Own (mortgage)22%
Private rent21%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

34%
38%
White British34%
White Other11%
Asian9%
Black38%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household45%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent44%
Private rent21%

vs. London

Income vs London-20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
64%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£180/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)
0
Largest scheme
245 homes · Land at, Land at, Felixstowe Road, Abbey Wood, SE2 9SG
Pipeline pressure
NONE

Named schemes (500m)

Garages at 78, Garages at 78, Sewell Road, Abbey Wood, SE2 9XP16 homes
completed
SITE AT, SITE AT, THROWLEY CLOSE, SE210 homes
completed
77, 77, Felixstowe Road, Abbey Wood, SE2 9QQ4 homes
completed
40, 40, Peterstone Road, Abbey Wood, SE2 9XY2 homes
completed
68, 68, Eynsham Drive, Abbey Wood, SE2 9QZ1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.9%
Ward turnout
37%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Tom CreswellLabour
Jummy DawoduLabour
Gaumaya Gurung RanabhatLabour

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Key facts for SE2 9XY

Full postcodeSE2 9XY
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.495894
Longitude0.114674
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