The bottom line
SE28 8LD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how SE28 8LD scores on each.
Toggle a question above to see how SE28 8LD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE28 8LD
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Postcode Personality
“The family fortress”
How SE28 8LD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Bishop John Robinson Church of England Primary School
Not yet inspected · 2 min walk
KS2: 107.1
Secondary
Woolwich Polytechnic School for Girls
Good · Inspected Jan 2023 · 10 min walk
100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 29 min walk
7 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
52.5 incidents per 1,000 residents
-32% vs borough
Crime by type
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 · 2.8km
Crime is 19% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 1 properties · Confidence: very_low
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2001–2006 · CAGR
+11.6%
Total change
+73%
Market Activity
Price Velocity & Acceleration
Current Velocity
+21.3%
per year
Acceleration
-21.52
change in velocity
Market State
Strong growth
Price Distribution
P25: £100k–£125k · P75: £175k–£200k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2001–2002 | £105k | £150k | +42.9% | 1 |
| Pre-crash peak | 2006–2006 | £182k | £182k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
17
Walkability score
134
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
5
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Abbey Wood SSSI — 2.4 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ABBEY WOOD SURGERY
9 GODSTOW ROAD, ABBEY WOOD, SE2 9AT
13 min walk
81%
Recommend GP
81%
Overall GP experience
0
GPs within 1km
3
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
113
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
1
Sports (1km)
1
Convenience
No pubs within 400m — nearest: The Cutty Sark (733 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
327m
Post office
Nearby shops
Nearby pubs
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
44
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
18.1
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 6,334 nationally
1,714
Est. population
17,192/km²
59%
Employed
33%
Degree educated
£39,700
Median income
9.6%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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