West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49384, 0.07951

SE28 0BP— West Thamesmead, Greenwich

Location and area intelligence for SE28 0BP, West Thamesmead, Greenwich

The practical family move

 

Schools 83%Safety 77/100Transport 50/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
77
Schools
78
Transport
50
Environment
62
Investment
59

The bottom line

SE28 0BP offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE28 0BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SE28 0BP

🛡️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 SE28 0BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

78

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Heronsgate Primary School

Outstanding · Inspected Dec 2022 · 3 min walk

KS2: 107.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 16 min walk

P8: -0.64A8: 36.6

83% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.2 incidents per 1,000 residents

Better than 60% of London
↑ Rising 209.7%

-31% vs borough

Crime by type

Violence & sexual offences35%
Other22%
Anti-social behaviour19%
Vehicle crime9%
Drug offences7%
Burglary5%
Theft2%
Robbery0%

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 · 1.1km

Crime is 18% below 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,196/m²
Price per ft²£483/ft²
Avg floor area63.2 m²

EPC breakdown

B
2%
C
3%

Based on 5 properties · Confidence: low

Street mix

Flat 85%Other 15%

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 yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£158,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2004–2025 · CAGR

+2.9%

Total change

+81%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.1%

per year

Acceleration

+21.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£183k£183k+0%6
Help-to-Buy recovery2016–2016£303k£303k+0%2
Brexit uncertainty2017–2017£300k£300k+0%1
Rate-rise correction2022–2022£285k£285k+0%1
Current market2025–2025£331k£331k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.3%
District
4.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Woolwich StationElizabeth line line
7.8 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
7 min walk
Woolwich Arsenal DLR StationDLR
10 min walk
King George V DLR StationDLR
19 min walk
Gallions Reach DLR StationDLR
22 min walk
Cyprus DLR StationDLR
24 min walk
No bus stops within 400m

30

Walkability score

173

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria53 min ↑
Waterloo49 min ↑
Canary Wharf ★28 min
City42 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)70
Nearest car park88m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
500m

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: 12.0 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: 10.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.4 km

Energy

Solar: 861 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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

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 yield861.4 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

25 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

95

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 (563 m)

Nearest supermarketM&S Foodhall · 665 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

887m

Post office

Nearby shops

T. West Supermarket250 m
Tesco Express587 m
Sainsbury's Local601 m
GAIL's652 m

Nearby cafes

The Gunnery Cafe419 m
House of Denna625 m
Boulangerie Jade632 m
Starbucks646 m

Nearby restaurants

McDonald's528 m
Fusion547 m
All Tribe578 m
The Acater613 m

Nearby pubs

SALT Woolwich563 m
Dial Arch678 m
The Guard House751 m
The Princess Alice837 m

Nearby gyms

7R Gym385 m
Royal Arsenal Gym488 m
PureGym594 m
The Waterside Club731 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist230 m
Royal Arsenal Pharmacy446 m

Nearby health

Heronsgate Medical Centre214 m
Royal Arsenal Medical Centre452 m
Royal Arsenal Dentists633 m
Food hygiene (5-star)52% of 42

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.6

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,213m
Crossrail 2 route12,246m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,993 nationally

1,803

Est. population

15,549/km²

63%

Employed

40%

Degree educated

£43,800

Median income

9.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

30%
21%
25%
19%
Under 1830%
18–3421%
35–4925%
50–6419%
65+6%

Tenure

20%
31%
38%
Own outright9%
Own (mortgage)20%
Private rent31%
Social rent38%
Shared ownership2%
Rent free0%

Ethnicity

29%
15%
31%
White British29%
White Other15%
Asian10%
Black31%
Mixed12%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine26%
No car household46%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent38%
Private rent31%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
1
Largest scheme
711 homes · Royal Arsenal Buildings 20-21, 23,36,37, 46-49 and part 45, Royal Arsenal Buildings 20-21, 23,36,37, 46-49 and part 45, PLUMSTEAD ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28544 homes
completed
Royal Arsenal Development, Building 50, Royal Arsenal Development, Building 50, Argyll Road, North of Cadogan Road, Woolwich, SE18322 homes
completed
LAND AT, LAND AT, BROADWATER ROAD, SE28228 homes
completed
Land off, Land off, Tom Cribb Road, Thamesmead, SE28217 homes
completed
SITE 8L ADJACENT, SITE 8L ADJACENT, BROADWATER DOCK, SE2896 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.9%
Ward turnout
30%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Nathan Baffour-AwuahLabour
Jahdia SpencerLabour

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Key facts for SE28 0BP

Full postcodeSE28 0BP
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.493843
Longitude0.079514
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