West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49625, 0.08197

SE28 0ET— West Thamesmead, Greenwich

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

The practical family move

 

Schools 100%Safety 82/100Transport 44/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
82
Schools
88
Transport
44
Environment
64
Investment
64

The bottom line

SE28 0ET offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE28 0ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-69.0% vs London avg

Deep-dive guides for SE28 0ET

🛡️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 0ET 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 · 3 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.1 incidents per 1,000 residents

Better than 86% of London
↑ Rising 800.0%

from a low base — still below London average

-74% vs borough

Crime by type

Violence & sexual offences48%
Anti-social behaviour26%
Other11%
Drug offences4%
Theft4%
Vehicle crime4%
Burglary4%
Robbery0%

Stop & search

1.5

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 · 1.2km

Crime is 69% below 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£6,351/m²
Price per ft²£590/ft²
Avg floor area52.8 m²

EPC breakdown

C
21%
D
14%
E
3%

Based on 38 properties · Confidence: high

Street mix

Semi 7%Terraced 38%Detached 8%Flat 46%Other 2%

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£132,000
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2024 · CAGR

+6.1%

Total change

+453%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.8%

per year

Acceleration

+60.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 48 sales

Property Type Mix

Total: 48 sales

Detached8.3%
Semi-detached8.3%
Terraced37.5%
Flat/maisonette45.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£55k-7.6%1
Post-dot-com plateau2001–2004£67k£147k+119.4%5
Pre-crash peak2005–2006£133k£118k-11.3%3
GFC & correction2009–2009£115k£115k+0%1
Help-to-Buy recovery2013–2016£165k£198k+19.7%1.7
Brexit uncertainty2017–2019£210k£310k+47.6%1
Pandemic surge2020–2021£308k£275k-10.6%2.5
Rate-rise correction2023–2023£229k£229k+0%2
Current market2024–2024£329k£329k+0%2

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
5.9%
District
5.9%
Terraced+0% α
Local
25.6%
District
25.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

PlumsteadNational Rail
9 min walk
Woolwich Arsenal DLR StationDLR
14 min walk
King George V DLR StationDLR
19 min walk
Gallions Reach DLR StationDLR
20 min walk
Cyprus DLR StationDLR
23 min walk
No bus stops within 400m

19

Walkability score

126

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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)86
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
627m

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: 10.9 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.7 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

25 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

175

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Princess Alice (556 m)

Nearest supermarketM&S Foodhall · 943 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)

1.2km

Post office

Nearby shops

T. West Supermarket254 m
Tesco Express640 m
Unique Store832 m
Zainab Express853 m

Nearby cafes

The Gunnery Cafe705 m
Corner Cafe1.1 km

Nearby restaurants

Domino's601 m
McDonald's647 m
Fusion714 m
All Tribe882 m

Nearby pubs

The Princess Alice556 m
SALT Woolwich831 m
O'Dowds997 m

Nearby gyms

7R Gym678 m
Royal Arsenal Gym747 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist257 m
First Care Pharmacy631 m
Royal Arsenal Pharmacy723 m

Nearby health

Heronsgate Medical Centre330 m
Royal Arsenal Medical Centre732 m
Food hygiene (5-star)52% of 31

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

64

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.5

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,486m
Crossrail 2 route12,272m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,801 nationally

1,341

Est. population

15,054/km²

76%

Employed

56%

Degree educated

£43,800

Median income

4.8%

Claimant rate

Inner cityVery high densityYoung professionals

24

Community stability

Age profile

22%
27%
31%
16%
Under 1822%
18–3427%
35–4931%
50–6416%
65+4%

Tenure

21%
54%
Own outright6%
Own (mortgage)21%
Private rent54%
Social rent9%
Shared ownership9%
Rent free1%

Ethnicity

25%
24%
29%
White British25%
White Other24%
Asian12%
Black29%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household43%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent54%
Social rent9%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)

Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28544 homes
completed
LAND AT, LAND AT, BROADWATER ROAD, SE28228 homes
completed
GALLIONS REACH PH SITE OFF, GALLIONS REACH PH SITE OFF, WAREPOINT DRIVE, SE2824 homes
completed
35 EREBUS DRIVE, LONDON, SE28 0GB1 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 0ET

Full postcodeSE28 0ET
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.496255
Longitude0.081972
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