West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49252, 0.07977

SE28 0PB— West Thamesmead, Greenwich

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

High-connectivity investment target

 

Schools 83%Safety 74/100Transport 51/100~7% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
74
Schools
78
Transport
51
Environment
63
Investment
61

The bottom line

SE28 0PB offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE28 0PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE28 0PB

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How SE28 0PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

78

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Heronsgate Primary School

Outstanding · Inspected Dec 2022 · 3 min walk

KS2: 107.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 14 min walk

P8: -0.64A8: 36.6

83% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 358.8%

-6% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences24%
Other22%
Vehicle crime11%
Drug offences6%
Theft4%
Burglary4%
Robbery3%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 990m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,706/m²
Price per ft²£437/ft²
Avg floor area59.2 m²

EPC breakdown

B
26%
C
16%

Based on 42 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£148,000
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)
Roof(another dwelling above)
Heating fuelmains gas (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

2007–2025 · CAGR

+1.1%

Total change

+22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.7%

per year

Acceleration

-36.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 92 sales

Property Type Mix

Total: 92 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£213k£213k+0%51
GFC & correction2010–2010£155k£155k+0%1
Help-to-Buy recovery2014–2016£207k£250k+20.9%7
Brexit uncertainty2017–2018£290k£270k-6.8%3
Pandemic surge2020–2021£230k£307k+33.5%2
Rate-rise correction2022–2023£260k£255k-1.9%2
Current market2024–2025£309k£260k-15.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.1%
District
1.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

33

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria53 min ↑
Waterloo49 min ↑
Canary Wharf ★28 min
City42 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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)110
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
405m

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: 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: 10.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.3 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): 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

25 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: SALT Woolwich (557 m)

Nearest supermarketM&S Foodhall · 642 m

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)

738m

Post office

Nearby shops

T. West Supermarket289 m
Sainsbury's Local565 m
Tesco Express585 m
Continental Supermarket633 m

Nearby cafes

The Gunnery Cafe403 m
Boulangerie Jade634 m
Starbucks637 m
House of Denna689 m

Nearby restaurants

Fusion428 m
McDonald's433 m
All Tribe521 m
The Acater607 m

Nearby pubs

SALT Woolwich557 m
Dial Arch681 m
The Guard House740 m
Elephant and Castle776 m

Nearby gyms

7R Gym364 m
Royal Arsenal Gym496 m
PureGym557 m
The Waterside Club760 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist269 m
Royal Arsenal Pharmacy439 m

Nearby health

Heronsgate Medical Centre207 m
Royal Arsenal Medical Centre440 m
Royal Arsenal Dentists657 m
Food hygiene (5-star)57% of 72

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

61

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

45.8

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,166m
Crossrail 2 route12,332m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,570 nationally

2,141

Est. population

13,416/km²

58%

Employed

39%

Degree educated

£39,200

Median income

7.5%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

28%
22%
23%
18%
Under 1828%
18–3422%
35–4923%
50–6418%
65+9%

Tenure

16%
24%
51%
Own outright7%
Own (mortgage)16%
Private rent24%
Social rent51%
Shared ownership2%
Rent free0%

Ethnicity

32%
14%
35%
White British32%
White Other9%
Asian14%
Black35%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine28%
No car household50%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent51%
Private rent24%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
2
Largest scheme
711 homes · Royal Arsenal Buildings 20-21, 23,36,37, 46-49 and part 45, Royal Arsenal Buildings 20-21, 23,36,37, 46-49 and part 45, PLUMSTEAD ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28544 homes
completed
LAND AT, LAND AT, BROADWATER ROAD, SE28228 homes
completed
Land off, Land off, Tom Cribb Road, Thamesmead, SE28217 homes
completed
SITE 8L ADJACENT, SITE 8L ADJACENT, BROADWATER DOCK, SE2896 homes
completed
PHASE 3b, ROYAL ARSENAL, PHASE 3b, ROYAL ARSENAL, Hardinge Cresent, Armstrong Rd, SE1864 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 0PB

Full postcodeSE28 0PB
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.492517
Longitude0.079771
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