West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.50121, 0.08607

SE28 0LY— West Thamesmead, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 29/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
84
Schools
88
Transport
29
Environment
69
Investment
64

The bottom line

SE28 0LY 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 0LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for SE28 0LY

🛡️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 0LY 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 · 10 min walk

KS2: 107.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 25 min walk

P8: -0.64A8: 36.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.5 incidents per 1,000 residents

Better than 65% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Other20%
Drug offences10%
Vehicle crime10%
Burglary4%
Theft1%
Robbery1%

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 27% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

B
17%
C
14%

Based on 31 properties · Confidence: high

Street mix

Flat 100%

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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, 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

2005–2023 · CAGR

+-0.7%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.8%

per year

Acceleration

+21.71

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£267k£165k-38.2%12.3
GFC & correction2008–2009£140k£152k+8.6%1
Help-to-Buy recovery2014–2016£200k£191k-4.8%1
Brexit uncertainty2017–2019£260k£290k+11.5%1
Pandemic surge2020–2020£259k£259k+0%1
Rate-rise correction2022–2023£220k£235k+6.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-21.4%
District
-21.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
15.7 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
16 min walk
Gallions Reach DLR StationDLR
17 min walk
King George V DLR StationDLR
20 min walk
Woolwich Arsenal DLR StationDLR
21 min walk
Cyprus DLR StationDLR
22 min walk
No bus stops within 400m

18

Walkability score

146

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge51 min ↑
Victoria65 min ↑
Waterloo60 min ↑
Canary Wharf ★39 min
City55 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

8

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)56
Nearest car park325m
Santander docks (800m)0
Nearest cycle dock5.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 11.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 10%
More green space than 86% of London

Nearest SSSI: Oxleas Woodlands SSSI — 4.3 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): 1

Landslide susceptibility: Low

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

26 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

242

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 (406 m)

Nearest supermarketCo-op Food · 1.3 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)

1.7km

Post office

Nearby shops

Tesco Express386 m
T. West Supermarket819 m

Nearby restaurants

Domino's375 m
McDonald's1.2 km

Nearby pubs

The Princess Alice406 m

Nearby pharmacies

First Care Pharmacy381 m
Vantage Pharmacy Whinchat Chemist833 m

Nearby health

Heronsgate Medical Centre915 m
Food hygiene (5-star)50% 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

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
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

25.3

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,999m
Crossrail 2 route12,291m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,672 nationally

1,726

Est. population

30,000/km²

66%

Employed

50%

Degree educated

£42,500

Median income

7.3%

Claimant rate

SuburbanVery high densityRenters

25

Community stability

Age profile

31%
24%
31%
Under 1831%
18–3424%
35–4931%
50–6412%
65+3%

Tenure

19%
51%
22%
Own outright4%
Own (mortgage)19%
Private rent51%
Social rent22%
Shared ownership4%
Rent free0%

Ethnicity

16%
16%
49%
White British16%
White Other16%
Asian11%
Black49%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household44%
Unemployed9%
No qualifications14%

Housing tenure (Census 2021)

Private rent51%
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%
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
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 1, PHASE 1, GALLIONS REACH, THAMESMEAD, SE28289 homes
completed
AREA 8B2, AREA 8B2, GOLDFINCH ROAD, SE2840 homes
completed
SITE 8B, THAMESMEAD, OFF, SITE 8B, THAMESMEAD, OFF, WESTERN WAY, SE2830 homes
completed
GALLIONS REACH PH SITE OFF, GALLIONS REACH PH SITE OFF, WAREPOINT DRIVE, SE2824 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 0LY

Full postcodeSE28 0LY
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.501209
Longitude0.086074
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