West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49759, 0.10802

SE28 8BF— West Thamesmead, Greenwich

Location and area intelligence for SE28 8BF, West Thamesmead, Greenwich

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 86%Safety 81/100Transport 36/100
Compare areas

Lopsided profile — strong safety but weak transport

Area score
55
Safety
81
Schools
74
Transport
36
Environment
70
Investment
62

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Location

SE28 8BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE28 8BF

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

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Compare SE28 8BF with:

How SE28 8BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

74

Education score

Good for families
★ Top school within 1km
★★

Primary

De Lucy Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 7 min walk

P8: -0.18A8: 44.1

86% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 16 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences38%
Other27%
Anti-social behaviour17%
Vehicle crime9%
Drug offences3%
Theft3%
Robbery2%
Burglary2%

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 · 1.6km

Crime is 7% below London average

Property

Prices, sales volume and market trends

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 yield862 kWh/kWp/yr

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

Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Abbey WoodSoutheastern line
13.8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
14 min walk
Abbey Wood (London)National Rail
15 min walk
Barking RiversideSuffragette
31 min walk
Gallions Reach DLR StationDLR
35 min walk
Woolwich Arsenal DLR StationDLR
35 min walk
No bus stops within 400m

23

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria63 min ↑
Waterloo59 min ↑
Canary Wharf ★38 min
City52 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

44

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)150
Nearest car park196m
Santander docks (800m)0
Nearest cycle dock7.2 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

Nearest SSSI: Abbey Wood SSSI — 2.0 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

468

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Birchwood (494 m)

Nearest supermarketLidl · 790 m
2 tennis courts

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)

460m

Post office

Nearby shops

St Nicholas Food & Wine461 m
H A Patel News463 m
Premier Gogi's Supermarket927 m
Cheers Mini Market1.2 km

Nearby cafes

C2K Cafe504 m
Morrisons Cafe1.2 km

Nearby restaurants

Nom Nom Nom462 m
KFC929 m
McDonald's977 m
Britannia Fish & Chips1.0 km

Nearby pubs

The Birchwood494 m
The Cutty Sark1.1 km

Nearby health

Nabil Habashi Dental Practice467 m
Food hygiene (5-star)84% of 19

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

62

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 score14/100
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

28

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,188m
Crossrail 2 route13,849m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,341 nationally

1,783

Est. population

3,741/km²

65%

Employed

43%

Degree educated

£42,500

Median income

6.0%

Claimant rate

Inner cityMedium densityEstablished mixed

39

Community stability

Age profile

34%
18%
23%
20%
Under 1834%
18–3418%
35–4924%
50–6420%
65+5%

Tenure

34%
31%
22%
Own outright9%
Own (mortgage)34%
Private rent31%
Social rent22%
Shared ownership5%
Rent free1%

Ethnicity

23%
49%
White British23%
White Other10%
Asian9%
Black49%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household29%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
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
Strategic industrial location
Yes
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
163 homes · SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28163 homes
completed
Garages at 78, Garages at 78, Sewell Road, Abbey Wood, SE2 9XP16 homes
completed
Land R/O 1-54, Land R/O 1-54, Sewell Road, Abbey Wood, SE2 9AW12 homes
completed
Garages adj 105-124, Garages adj 105-124, Sewell Road, Abbey Wood, SE2 9BN6 homes
completed
Garages adj 101, Garages adj 101, Sewell Road, Abbey Wood, SE2 9BF3 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 8BF

Full postcodeSE28 8BF
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.497588
Longitude0.108024
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