Abbey Wood · Greenwich · Erith and Thamesmead constituency · 51.49643, 0.11529

SE2 9YA— Abbey Wood, Greenwich

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

The family fortress

 

Schools 78%Safety 75/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
75
Schools
90
Transport
57
Environment
79
Investment
45

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how SE2 9YA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE2 9YA meets your needs.

Location

SE2 9YA

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+58.0% vs London avg

Deep-dive guides for SE2 9YA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE2 9YA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE2 9YA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Boxgrove Primary School

Not yet inspected · 5 min walk

★★

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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+33% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Vehicle crime13%
Anti-social behaviour12%
Drug offences10%
Robbery3%
Burglary3%
Theft1%

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 +58% 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£5,499/m²
Price per ft²£511/ft²
Avg floor area77.7 m²

EPC breakdown

C
17%
D
6%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 8%Terraced 83%Flat 8%

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£194,250
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+7%

Total change

+562%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

-35.66

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced83.3%
Flat/maisonette8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£65k£65k+0%1
Post-dot-com plateau2002–2002£147k£147k+0%1
Pre-crash peak2005–2006£190k£190k+0%1
GFC & correction2008–2009£215k£205k-4.7%1
Help-to-Buy recovery2013–2014£198k£250k+26.3%1
Pandemic surge2021–2021£313k£313k+0%2
Rate-rise correction2022–2022£427k£427k+0%1
Current market2026–2026£430k£430k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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 Wood StationElizabeth line line
8.4 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

40

Walkability score

224

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

42

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park163m
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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% 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 AONB34% green spaceTree canopy: 58%
More green space than 89% 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

1 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

3

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

503

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 269 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)

477m

Post office

Nearby shops

St Nicholas Food & Wine482 m
H A Patel News493 m
Bethel604 m
City AM638 m

Nearby cafes

C2K Cafe567 m
Abbey Cafe825 m

Nearby restaurants

Nom Nom Nom487 m
Abbey Grill812 m
New Winson816 m
The Taj Mahal817 m

Nearby pubs

The Birchwood152 m
The Abbey Arms753 m
The Lakeside Bar795 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach452 m
Anytime Fitness468 m

Nearby pharmacies

Brownies798 m

Nearby health

Lakeside Medical Practice506 m
Nabil Habashi Dental Practice511 m
Food hygiene (5-star)70% of 30

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

GIN&GIST LTD
NEW.CO.UK. LTD
OWLEH LIMITED

Investment

Investment grade, yield and market outlook

45

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 score12/100
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

42.6

Price growth score

D
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,608m
Crossrail 2 route14,364m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,724 nationally

1,816

Est. population

11,679/km²

53%

Employed

35%

Degree educated

£33,300

Median income

5.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

44

Community stability

Age profile

36%
17%
21%
18%
Under 1836%
18–3418%
35–4921%
50–6418%
65+8%

Tenure

22%
15%
50%
Own outright12%
Own (mortgage)22%
Private rent15%
Social rent50%
Shared ownership0%
Rent free0%

Ethnicity

31%
44%
White British31%
White Other8%
Asian7%
Black44%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household40%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent50%
Private rent15%

vs. London

Income vs London-20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Local approval rate
100%
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

Live in SE2 9YA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE2 9YA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE2 9YA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE2 9YA

Full postcodeSE2 9YA
Postcode districtSE2
BoroughLondon Borough of Greenwich
WardAbbey Wood
Latitude51.496432
Longitude0.115290
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