Thamesmead Moorings · Greenwich · Erith and Thamesmead constituency · 51.50675, 0.11473

SE28 8DU— Thamesmead Moorings, Greenwich

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

The family fortress

 

Schools 88%Safety 84/100Transport 23/100

Best for: Families

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

Liveability
50
Safety
84
Schools
90
Transport
23
Environment
75
Investment
45

The bottom line

SE28 8DU 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 8DU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE28 8DU

🛡️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 8DU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Linton Mead Primary School

Good · Inspected Nov 2022 · 2 min walk

KS2: 104.2

★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.5 incidents per 1,000 residents

Better than 70% of London
→ Stable

-46% vs borough

Crime by type

Violence & sexual offences31%
Other30%
Vehicle crime16%
Anti-social behaviour13%
Drug offences7%
Theft2%
Burglary2%
Robbery0%

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 · 2.7km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area82 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

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
Rebuild cost estimate£205,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,273
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2016 · CAGR

+6.8%

Total change

+207%

Market Activity

Price Velocity & Acceleration

Current Velocity

+94.4%

per year

Acceleration

+36.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£57k£57k+0%1
Post-dot-com plateau2003–2003£90k£90k+0%1
Help-to-Buy recovery2016–2016£175k£175k+0%1

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
Abbey Wood StationElizabeth line line
21.3 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Barking RiversideSuffragette
18 min walk
Abbey WoodElizabeth line
22 min walk
Abbey Wood (London)National Rail
23 min walk
Gallions Reach DLR StationDLR
38 min walk
Cyprus DLR StationDLR
44 min walk
No bus stops within 400m

16

Walkability score

118

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park164m
Santander docks (800m)0
Nearest cycle dock7.6 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: 13.0 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 25%
More green space than 77% of London

Nearest SSSI: Abbey Wood SSSI — 2.5 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

14 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cutty Sark (489 m)

No restaurants within 800m — nearest: Britannia Fish & Chips (539 m)

Nearest supermarketLidl · 1.2 km
1 sports halls

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)

355m

Post office

Nearby shops

Premier Gogi's Supermarket358 m

Nearby cafes

Morrisons Cafe671 m

Nearby restaurants

Britannia Fish & Chips539 m
Pizza Hut Delivery548 m
Greggs559 m
McDonald's676 m

Nearby pubs

The Cutty Sark489 m
The Lakeside Bar910 m
The Birchwood997 m
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

45

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
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

14.1

Price growth score

E
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,042m
Crossrail 2 route13,924m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,477 nationally

1,470

Est. population

28,046/km²

53%

Employed

32%

Degree educated

£39,700

Median income

9.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

31%
20%
23%
17%
Under 1831%
18–3420%
35–4923%
50–6417%
65+9%

Tenure

71%
Own outright6%
Own (mortgage)10%
Private rent12%
Social rent71%
Shared ownership1%
Rent free0%

Ethnicity

38%
39%
White British38%
White Other11%
Asian6%
Black39%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household49%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent71%
Private rent12%

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%
Historic landfill (400m)
1
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
296 homes · AREAS 4H,J&K THAMESMEAD, LAND NORTH OF, AREAS 4H,J&K THAMESMEAD, LAND NORTH OF, CROSSWAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

AREAS 4H,J&K THAMESMEAD, LAND NORTH OF, AREAS 4H,J&K THAMESMEAD, LAND NORTH OF, CROSSWAY, SE28296 homes
completed
Land off, Land off, Linton Mead, Central Way, Thamesmead, SE2858 homes
completed
SITE 3P THAMESMEAD, SITE 3P THAMESMEAD, SLOCUM CLOSE, SE2853 homes
completed
SITE 4B, JUNCTION OF, SITE 4B, JUNCTION OF, CENTRAL WAY, BENTHAM ROAD, ORIOLE WAY, 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 8DU

Full postcodeSE28 8DU
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardThamesmead Moorings
Latitude51.506748
Longitude0.114730
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
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