West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49341, 0.08595

SE28 0DE— West Thamesmead, Greenwich

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

 

Schools 75%Safety 72/100Transport 44/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
50
Safety
72
Schools
73
Transport
44
Environment
64
Investment
54

The bottom line

SE28 0DE offers low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE28 0DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SE28 0DE

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe
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How SE28 0DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good 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 · 15 min walk

P8: -0.64A8: 36.6

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.0 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 2580.0%

+5% vs borough

Crime by type

Violence & sexual offences33%
Other31%
Anti-social behaviour13%
Vehicle crime10%
Burglary5%
Theft4%
Drug offences2%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 765m

Crime is +25% 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.

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,032/m²
Price per ft²£560/ft²
Avg floor area58.4 m²

EPC breakdown

C
10%
D
6%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 65%Flat 35%

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£146,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 50 mm loft insulation
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

1997–2026 · CAGR

+6.7%

Total change

+551%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.1%

per year

Acceleration

+32.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 37 sales

Property Type Mix

Total: 37 sales

Terraced64.9%
Flat/maisonette35.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£56k-2.8%1.5
Post-dot-com plateau2001–2004£86k£144k+68.1%3
Pre-crash peak2005–2007£158k£162k+2.8%2.3
GFC & correction2008–2010£130k£140k+7.3%1.3
Help-to-Buy recovery2015–2015£245k£245k+0%1
Brexit uncertainty2017–2017£268k£268k+0%2
Pandemic surge2020–2021£310k£335k+8.1%1
Rate-rise correction2023–2023£370k£370k+0%1
Current market2025–2026£318k£375k+18.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
11.3%
District
11.3%
Terraced+0% α
Local
13.1%
District
13.1%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Woolwich StationElizabeth line line
12.9 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
5 min walk
Woolwich Arsenal DLR StationDLR
15 min walk
King George V DLR StationDLR
24 min walk
Gallions Reach DLR StationDLR
25 min walk
Cyprus DLR StationDLR
28 min walk
No bus stops within 400m

22

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge43 min ↑
Victoria59 min ↑
Waterloo54 min ↑
Canary Wharf ★33 min
City49 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)86
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
280m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 19%
Above 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): 3

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

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

20 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Princess Alice (583 m)

Nearest supermarketM&S Foodhall · 1.1 km

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)

905m

Post office

Nearby shops

T. West Supermarket212 m
Tesco Express675 m

Nearby cafes

Boba & Co792 m
Corner Cafe920 m

Nearby restaurants

McDonald's286 m
Fusion390 m
Sushi & Piza Restaurant539 m
Pizza & Sushi Restaurant544 m

Nearby pubs

The Princess Alice583 m
O'Dowds588 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist228 m
First Care Pharmacy669 m

Nearby health

Heronsgate Medical Centre242 m
Food hygiene (5-star)51% of 82

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

54

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
5.5% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

34.3

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,597m
Crossrail 2 route12,663m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,057 nationally

1,654

Est. population

5,371/km²

46%

Employed

30%

Degree educated

£42,500

Median income

26.0%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

39

Community stability

Age profile

22%
26%
25%
19%
Under 1822%
18–3426%
35–4925%
50–6419%
65+8%

Tenure

13%
19%
25%
41%
Own outright13%
Own (mortgage)19%
Private rent25%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

32%
38%
White British32%
White Other12%
Asian8%
Black38%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine30%
No car household43%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent41%
Private rent25%

vs. London

Income vs London+1.2%

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)
1
Largest scheme
544 homes · Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

24, Former Rose & Crown PH, 24, Former Rose & Crown PH, Plumstead High Street, Plumstead, SE18 1SL6 homes
completed
Lord Derby PH, 89, Lord Derby PH, 89, Walmer Terrace, Plumstead, SE18 7DZ5 homes
completed
Land rear of 22A & 24, Land rear of 22A & 24, Plumstead High Street, Plumstead, SE184 homes
completed
22, 22, Plumstead High Street, Plumstead, SE182 homes
completed
24, 24, Plumstead High St, Plumstead, SE18 1SL2 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 0DE

Full postcodeSE28 0DE
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.493405
Longitude0.085948
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