West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.50394, 0.08902

SE28 0NU— West Thamesmead, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 29/100

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
54
Safety
84
Schools
60
Transport
29
Environment
69
Investment
64

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE28 0NU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE28 0NU meets your needs.

Location

SE28 0NU

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 0NU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE28 0NU with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE28 0NU 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 · 7 min walk

KS2: 105.6

—

Secondary

Woolwich Polytechnic School

Not yet inspected · 17 min walk

P8: 0.00A8: 45.2

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 32 min walk

1 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 · 1.8km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area112.4 m²

EPC breakdown

C
6%
D
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 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£281,000
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2005–2017 · CAGR

+1.1%

Total change

+14%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.6%

per year

Acceleration

+13.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£330k£330k+0%2.5
Brexit uncertainty2017–2017£375k£375k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
0%
District
0%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
15.8 min walk
Plumstead

Nearby stations

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

17

Walkability score

136

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)56
Nearest car park592m
Santander docks (800m)0
Nearest cycle dock5.8 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: 11.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Oxleas Woodlands SSSI — 4.6 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

28 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 2.0 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

239

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 (640 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)

1.2km

Post office

Nearby shops

Tesco Express570 m

Nearby restaurants

Domino's585 m

Nearby pubs

The Princess Alice640 m

Nearby pharmacies

First Care Pharmacy571 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

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

25.2

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,330m
Crossrail 2 route12,359m

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
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
36 HILL VIEW DRIVE, THAMESMEAD, LONDON, SE28 0LH1 homes
completed
1 DEFENCE CLOSE, THAMESMEAD, LONDON, SE28 0NU1 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

Live in SE28 0NU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE28 0NU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE28 0NU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE28 0NU

Full postcodeSE28 0NU
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.503944
Longitude0.089023
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