West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49663, 0.08733

SE28 0DG— West Thamesmead, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 39/100⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
52
Safety
72
Schools
88
Transport
39
Environment
64
Investment
52

The bottom line

SE28 0DG offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE28 0DG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE28 0DG

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE28 0DG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

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

Primary

Heronsgate Primary School

Outstanding · Inspected Dec 2022 · 5 min walk

KS2: 107.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 19 min walk

P8: -0.64A8: 36.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 26 min walk

3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.1km

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area59.8 m²

EPC breakdown

C
25%
D
20%
E
2%

Based on 47 properties · Confidence: high

Street mix

Semi 2%Terraced 63%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

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£149,500
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+6.4%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-131.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached2.6%
Terraced69.2%
Flat/maisonette28.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£89k+67.4%1.8
Post-dot-com plateau2001–2004£67k£169k+154.1%2.2
Pre-crash peak2005–2007£152k£179k+17.8%3.7
GFC & correction2008–2008£173k£173k+0%1
Help-to-Buy recovery2014–2015£105k£260k+147.6%1
Brexit uncertainty2017–2018£142k£310k+118.3%2
Pandemic surge2021–2021£268k£268k+0%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
0.6%
District
0.6%
Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

53out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing19
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
15.2 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
10 min walk
Woolwich Arsenal DLR StationDLR
18 min walk
Gallions Reach DLR StationDLR
22 min walk
King George V DLR StationDLR
23 min walk
Cyprus DLR StationDLR
26 min walk
No bus stops within 400m

19

Walkability score

98

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 dock5.8 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
651m

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: 11.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.8 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): 2

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

21 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

255

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.3 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Tesco Express318 m
T. West Supermarket408 m

Nearby cafes

Boba & Co1.1 km

Nearby restaurants

Domino's283 m
McDonald's656 m
Fusion761 m
Sushi & Piza Restaurant875 m

Nearby pubs

The Princess Alice224 m
O'Dowds908 m

Nearby pharmacies

First Care Pharmacy311 m
Vantage Pharmacy Whinchat Chemist428 m

Nearby health

Heronsgate Medical Centre501 m
Food hygiene (5-star)55% of 22

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

52

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

20.9

Price growth score

E
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,837m
Crossrail 2 route12,587m

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)
1
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
289 homes · PHASE 1, PHASE 1, GALLIONS REACH, THAMESMEAD, SE28
Pipeline pressure
NONE

Named schemes (500m)

PHASE 1, PHASE 1, GALLIONS REACH, THAMESMEAD, SE28289 homes
completed
The Reach, The Reach, Thames Reach, Battery Road, Thamesmead, SE28 0JS66 homes
completed
AREA 8B2, AREA 8B2, GOLDFINCH ROAD, SE2840 homes
completed
SITE 8B, THAMESMEAD, OFF, SITE 8B, THAMESMEAD, OFF, WESTERN WAY, SE2830 homes
completed
13, 13, Gallions View Road, Thamesmead, SE28 0DD1 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 0DG

Full postcodeSE28 0DG
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.496627
Longitude0.087334
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