The bottom line
SE28 0BB offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families.
Check your dealbreakers
Toggle the things that matter to you — see how SE28 0BB scores on each.
Toggle a question above to see how SE28 0BB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE28 0BB
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Postcode Personality
“The practical family move”
How SE28 0BB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
78
Education score
Primary
Heronsgate Primary School
Outstanding · Inspected Dec 2022 · 2 min walk
KS2: 107.5
Secondary
Plumstead Manor School
Requires Improvement · Inspected Jun 2023 · 15 min walk
83% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 30 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
53.2 incidents per 1,000 residents
-31% vs borough
Crime by type
Stop & search
0.6
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Plumstead Fire Station · 1.0km
Crime is 18% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 6 properties · Confidence: low
Street mix
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2004–2017 · CAGR
+3.1%
Total change
+48%
Market Activity
Price Velocity & Acceleration
Current Velocity
+26.0%
per year
Acceleration
+8.46
change in velocity
Market State
Strong growth
Price Distribution
P25: £200k–£250k · P75: £175k–£200k · 8 sales
Property Type Mix
Total: 8 sales
By decade
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2004–2004 | £200k | £200k | +0% | 6 |
| Help-to-Buy recovery | 2015–2015 | £235k | £235k | +0% | 1 |
| Brexit uncertainty | 2017–2017 | £296k | £296k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
29
Walkability score
173
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
19
Car parks (800m)
2
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Oxleas Woodlands SSSI — 3.4 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): 4
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ABBEYSLADE PMS (DR CHAND)
111 BASILDON ROAD, ABBEY WOOD, SE2 0ER
25 min walk
73%
Recommend GP
73%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
94
Parks (1km)
2
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
4
Gyms (1km)
4
Sports (1km)
1
Convenience
No pubs within 400m — nearest: SALT Woolwich (588 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
841m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
62
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
28.7
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 8,993 nationally
1,803
Est. population
15,549/km²
63%
Employed
40%
Degree educated
£43,800
Median income
9.6%
Claimant rate
36
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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