West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49085, 0.08537

SE28 0FF— West Thamesmead, Greenwich

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 80%Safety 67/100Transport 62/100
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Investment-grade — strong yield and growth signals

Area score
56
Safety
67
Schools
64
Transport
62
Environment
62
Investment
69

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Location

SE28 0FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for SE28 0FF

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

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Compare SE28 0FF with:

How SE28 0FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 4 min walk

KS2: 104.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 11 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 339.6%

+43% vs borough

Crime by type

Other34%
Violence & sexual offences28%
Anti-social behaviour12%
Drug offences6%
Vehicle crime6%
Theft5%
Robbery5%
Burglary4%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 569m

Crime is +70% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

PlumsteadNational Rail
2 min walk
Woolwich Arsenal DLR StationDLR
14 min walk
King George V DLR StationDLR
25 min walk
Gallions Reach DLR StationDLR
28 min walk
Cyprus DLR StationDLR
31 min walk
No bus stops within 400m

28

Walkability score

103

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park26m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
26m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.1 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

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

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.8 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

63

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Dowds (375 m)

Nearest supermarketM&S Foodhall · 1.0 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)

632m

Post office

Nearby shops

T. West Supermarket393 m
Tesco Express953 m

Nearby cafes

Boba & Co604 m
Corner Cafe654 m
The Plumstead Pantry1.0 km

Nearby restaurants

McDonald's3 m
Fusion111 m
Sushi & Piza Restaurant306 m
Pizza & Sushi Restaurant312 m

Nearby pubs

O'Dowds375 m
The Princess Alice862 m
The Old Mill1.0 km

Nearby gyms

7R Gym769 m
Kids Paddling Pool1.1 km

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist394 m
First Care Pharmacy947 m

Nearby health

Heronsgate Medical Centre339 m
Food hygiene (5-star)52% of 122

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

A

High street health

Investment

Investment grade, yield and market outlook

69

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

27.1

Price growth score

D
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,448m
Crossrail 2 route12,762m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,130 nationally

2,108

Est. population

8,962/km²

57%

Employed

34%

Degree educated

£43,800

Median income

8.5%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

38

Community stability

Age profile

30%
24%
23%
17%
Under 1830%
18–3424%
35–4923%
50–6418%
65+6%

Tenure

15%
69%
Own outright7%
Own (mortgage)8%
Private rent15%
Social rent69%
Shared ownership1%
Rent free1%

Ethnicity

25%
16%
42%
White British25%
White Other6%
Asian16%
Black42%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine31%
No car household54%
Unemployed9%
No qualifications20%

Housing tenure (Census 2021)

Social rent69%
Private rent15%

vs. London

Income vs London+4.3%

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)
7
Largest scheme
228 homes · LAND AT, LAND AT, BROADWATER ROAD, SE28
Pipeline pressure
NONE

Named schemes (500m)

PHASE 2, PHASE 2, ELMLEY STREET, SE1854 homes
completed
JUNCTION OF, JUNCTION OF, ELMLEY STREET, GLYNDON ROAD, SE1847 homes
completed
Richard Neve House, 57, Richard Neve House, 57, Plumstead High Street, Plumstead, SE18 1SB43 homes
completed
GRIFFIN MANOR SCHOOL, GRIFFIN MANOR SCHOOL, PLUMSTEAD HIGH STREET, SE1832 homes
completed
24, Former Rose & Crown PH, 24, Former Rose & Crown PH, Plumstead High Street, Plumstead, SE18 1SL6 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 0FF

Full postcodeSE28 0FF
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.490853
Longitude0.085371
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