West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49712, 0.10210

SE28 0GU— West Thamesmead, Greenwich

Location and area intelligence for SE28 0GU, 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 81/100Transport 27/100
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Car-dependent area — limited public transport

Area score
50
Safety
81
Schools
64
Transport
27
Environment
64
Investment
54

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Location

SE28 0GU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE28 0GU

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

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How SE28 0GU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Thomas A Becket Roman Catholic Primary School

Not yet inspected · 8 min walk

KS2: 109.6

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 7 min walk

P8: -0.18A8: 44.1

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences38%
Other27%
Anti-social behaviour17%
Vehicle crime9%
Drug offences3%
Theft3%
Robbery2%
Burglary2%

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 · 1.3km

Crime is 7% below 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 DAnnual charge £1,909
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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Abbey WoodSoutheastern line
17.6 min walk
Plumstead

Nearby stations

Abbey WoodElizabeth line
18 min walk
PlumsteadNational Rail
19 min walk
Woolwich Arsenal DLR StationDLR
30 min walk
Gallions Reach DLR StationDLR
31 min walk
Barking RiversideSuffragette
33 min walk
No bus stops within 400m

9

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria63 min ↑
Waterloo59 min ↑
Canary Wharf ★38 min
City52 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

31

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park249m
Santander docks (800m)0
Nearest cycle dock6.8 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 2.3 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): None recorded

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

14 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

183

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Nom Nom Nom (670 m)

Nearest supermarketCo-op Food · 1.4 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

675m

Post office

Nearby shops

H A Patel News667 m
St Nicholas Food & Wine672 m

Nearby cafes

C2K Cafe660 m

Nearby restaurants

Nom Nom Nom670 m
KFC969 m
McDonald's1.0 km
Pizza Hut Delivery1.1 km

Nearby health

Nabil Habashi Dental Practice659 m
Food hygiene (5-star)71% of 7

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
Gentrification score13/100
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

21.9

Price growth score

E
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,789m
Crossrail 2 route13,493m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,341 nationally

1,783

Est. population

3,741/km²

65%

Employed

43%

Degree educated

£42,500

Median income

6.0%

Claimant rate

SuburbanMedium densityEstablished mixed

39

Community stability

Age profile

34%
18%
23%
20%
Under 1834%
18–3418%
35–4924%
50–6420%
65+5%

Tenure

34%
31%
22%
Own outright9%
Own (mortgage)34%
Private rent31%
Social rent22%
Shared ownership5%
Rent free1%

Ethnicity

23%
49%
White British23%
White Other10%
Asian9%
Black49%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household29%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent22%

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%
Historic landfill (400m)
1
Opportunity area
Thamesmead and Abbey Wood
Strategic industrial location
Yes
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)
0
Largest scheme
311 homes · PART AREA 6, WEST OF & NORTH OF JUNCTION, PART AREA 6, WEST OF & NORTH OF JUNCTION, CENTRAL WAY, WESTERN WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28163 homes
completed
PART OF AREA 6, LAND WEST OF, PART OF AREA 6, LAND WEST OF, CENTRAL WAY, WESTERN WAY (JUNCTION OF), SE2886 homes
completed
AREA 4A1, LAKESIDE PARK, AREA 4A1, LAKESIDE PARK, BIRCHDENE, SE2854 homes
completed
AREA 4A4, AREA 4A4, BIRCHMERE DRIVE, SE2824 homes
completed
13, 13, Panfield Road, SE23 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 0GU

Full postcodeSE28 0GU
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.497119
Longitude0.102096
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