Thamesmead Moorings · Greenwich · Erith and Thamesmead constituency · 51.50175, 0.11634

SE28 8AP— Thamesmead Moorings, Greenwich

Location and area intelligence for SE28 8AP, Thamesmead Moorings, Greenwich

The family fortress

 

Schools 78%Safety 80/100Transport 29/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
52
Safety
80
Schools
95
Transport
29
Environment
83
Investment
54

The bottom line

SE28 8AP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE28 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for SE28 8AP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE28 8AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Windrush Thamesmead Primary School

Outstanding · Inspected Jul 2024 · 2 min walk

KS2: 105.9

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 7 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour26%
Other21%
Drug offences8%
Theft3%
Vehicle crime3%
Robbery2%
Burglary0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.3km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£3,415/m²
Price per ft²£317/ft²
Avg floor area102.4 m²

EPC breakdown

C
6%
D
25%
E
3%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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 yield862 kWh/kWp/yr
Rebuild cost estimate£256,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (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

1999–2025 · CAGR

+7%

Total change

+487%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

-5.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced96.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£61k£70k+15.7%3
Post-dot-com plateau2001–2004£85k£149k+75.3%1.7
Pre-crash peak2005–2007£175k£185k+5.7%1.3
GFC & correction2008–2012£180k£170k-5.6%1
Help-to-Buy recovery2014–2015£185k£260k+40.5%1
Brexit uncertainty2017–2018£308k£300k-2.6%1
Pandemic surge2020–2020£243k£243k+0%2
Rate-rise correction2022–2023£366k£340k-7.1%1
Current market2024–2025£358k£355k-0.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
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
Abbey Wood StationElizabeth line line
14.5 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
15 min walk
Abbey Wood (London)National Rail
16 min walk
Barking RiversideSuffragette
25 min walk
Gallions Reach DLR StationDLR
40 min walk
Woolwich Arsenal DLR StationDLR
44 min walk
No bus stops within 400m

26

Walkability score

200

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria65 min ↑
Waterloo61 min ↑
Canary Wharf ★40 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

25

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park365m
Santander docks (800m)0
Nearest cycle dock7.7 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 55%
More green space than 94% of London

Nearest SSSI: Abbey Wood SSSI — 1.9 km

Energy

Solar: 862 kWh/kWp/yr

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 yield862.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEY WOOD SURGERY

9 GODSTOW ROAD, ABBEY WOOD, SE2 9AT

6 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

338

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Birchwood (449 m)

No restaurants within 800m — nearest: Britannia Fish & Chips (865 m)

Nearest supermarketLidl · 677 m

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)

242m

Post office

Nearby shops

Premier Gogi's Supermarket233 m
St Nicholas Food & Wine1.0 km
H A Patel News1.0 km
Bethel1.1 km

Nearby restaurants

Britannia Fish & Chips865 m
Pizza Hut Delivery872 m
Greggs886 m
Nom Nom Nom1.0 km

Nearby pubs

The Birchwood449 m
The Lakeside Bar543 m
The Cutty Sark859 m

Nearby gyms

Gerald Latifi - Strength & Fitness Coach572 m
Anytime Fitness582 m

Nearby health

Lakeside Medical Practice720 m
Nabil Habashi Dental Practice1.0 km
Food hygiene (5-star)78% of 23

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
Gross yield
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

44

Price growth score

D
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,903m
Crossrail 2 route14,214m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,854 nationally

1,743

Est. population

18,694/km²

62%

Employed

39%

Degree educated

£39,700

Median income

7.1%

Claimant rate

SuburbanVery high densityEstablished mixed

42

Community stability

Age profile

30%
18%
25%
19%
Under 1830%
18–3418%
35–4925%
50–6419%
65+8%

Tenure

16%
26%
26%
31%
Own outright16%
Own (mortgage)26%
Private rent27%
Social rent31%
Shared ownership0%
Rent free1%

Ethnicity

33%
43%
White British33%
White Other11%
Asian5%
Black43%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine26%
No car household36%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent31%
Private rent26%

vs. London

Income vs London-5.5%

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
329 homes · Land At, Land At, Binsey Walk, Thamesmead, SE2 9BS
Pipeline pressure
NONE

Named schemes (500m)

Boxing Club, Boxing Club, Poplar Place, Carlyle Road, Thamesmead, SE2862 homes
completed
SITE 3P THAMESMEAD, SITE 3P THAMESMEAD, SLOCUM CLOSE, SE2853 homes
completed
Boiler House, Boiler House, Poplar Place, Bentham Road, Thamesmead, SE2847 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.9%
Ward turnout
32%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Femi SololaLabour and Co-operative Party
Averil Ann LekauLabour and Co-operative Party

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Key facts for SE28 8AP

Full postcodeSE28 8AP
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardThamesmead Moorings
Latitude51.501755
Longitude0.116343
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