West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.50153, 0.09393

SE28 0LP— West Thamesmead, Greenwich

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

The family fortress

 

Schools 100%Safety 76/100Transport 26/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
76
Schools
60
Transport
26
Environment
70
Investment
58

The bottom line

SE28 0LP 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 0LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for SE28 0LP

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE28 0LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Discovery Primary School

Not yet inspected · 2 min walk

KS2: 105.6

—

Secondary

Woolwich Polytechnic School

Not yet inspected · 13 min walk

P8: 0.00A8: 45.2

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.1 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+17% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour17%
Drug offences9%
Vehicle crime9%
Burglary5%
Theft2%
Robbery0%

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 · 1.6km

Crime is +39% 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£3,143/m²
Price per ft²£292/ft²
Avg floor area70.9 m²

EPC breakdown

B
1%
C
34%
D
4%

Based on 39 properties · Confidence: high

Street mix

Semi 5%Terraced 45%Flat 49%

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£177,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2002–2025 · CAGR

+2.2%

Total change

+65%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.2%

per year

Acceleration

-52.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached5.3%
Terraced45.3%
Flat/maisonette49.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£127k£140k+9.9%15
Pre-crash peak2005–2007£185k£157k-15.3%4.3
GFC & correction2009–2010£110k£195k+77.3%1.5
Help-to-Buy recovery2013–2016£128k£225k+76.5%1.5
Brexit uncertainty2019–2019£413k£413k+0%1
Pandemic surge2021–2021£236k£236k+0%1
Rate-rise correction2022–2023£375k£396k+5.6%2
Current market2025–2025£209k£209k+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
1.1%
District
1.1%
Terraced+0% α
Local
3.8%
District
3.8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gallions Reach DLR StationDLR line
20.9 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
18 min walk
Gallions Reach DLR StationDLR
22 min walk
Woolwich Arsenal DLR StationDLR
27 min walk
King George V DLR StationDLR
27 min walk
Abbey WoodElizabeth line
28 min walk
No bus stops within 400m

14

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria67 min ↑
Waterloo62 min ↑
Canary Wharf ★41 min
City57 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)56
Nearest car park383m
Santander docks (800m)0
Nearest cycle dock6.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 11.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 61%
More green space than 88% of London

Nearest SSSI: Abbey Wood SSSI — 3.0 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

22 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

254

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Princess Alice (488 m)

Nearest supermarketCo-op Food · 1.7 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)

1.1km

Post office

Nearby shops

Tesco Express394 m

Nearby restaurants

Domino's430 m

Nearby pubs

The Princess Alice488 m

Nearby pharmacies

First Care Pharmacy402 m
Food hygiene (5-star)63% of 8

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

58

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
9.2% (high)London avg: 3.8%Strong yield — top 3% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.4

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,493m
Crossrail 2 route12,777m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,460 nationally

2,698

Est. population

5,630/km²

45%

Employed

32%

Degree educated

£42,500

Median income

8.7%

Claimant rate

SuburbanMedium densityMixed

34

Community stability

Age profile

23%
39%
22%
14%
Under 1823%
18–3439%
35–4922%
50–6414%
65+3%

Tenure

33%
38%
17%
Own outright6%
Own (mortgage)33%
Private rent38%
Social rent17%
Shared ownership6%

Ethnicity

23%
38%
White British23%
White Other13%
Asian10%
Black38%
Mixed12%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household37%
Unemployed8%
No qualifications13%

Housing tenure (Census 2021)

Private rent38%
Social rent17%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Local approval rate
0%
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)
0
Largest scheme
796 homes · (PHASE 4), GALLIONS REACH, (PHASE 4), GALLIONS REACH, WAREPOINT DRIVE, Thames Walk, Battery Road, SE28 0JA
Pipeline pressure
NONE

Named schemes (500m)

(PHASE 4), GALLIONS REACH, (PHASE 4), GALLIONS REACH, WAREPOINT DRIVE, Thames Walk, Battery Road, SE28 0JA796 homes
completed
GALLIONS REACH, (NOW PHASES 2, 3 & 5), GALLIONS REACH, (NOW PHASES 2, 3 & 5), WAREPOINT DRIVE, BATTERY ROAD, SE28763 homes
completed
PART PHASE 3, ECO VILLAGE GALLIONS REACH, PART PHASE 3, ECO VILLAGE GALLIONS REACH, WAREPOINT DRIVE, SE2847 homes
completed
Land adj to 11, Land adj to 11, Foxglove Path, Thamesmead, SE28 0LR1 homes
completed
36 HILL VIEW DRIVE, THAMESMEAD, LONDON, SE28 0LH1 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 0LP

Full postcodeSE28 0LP
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.501528
Longitude0.093927
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