Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.50751, 0.12550

SE28 8ND— Thamesmead East, Bexley

Location and area intelligence for SE28 8ND, Thamesmead East, Bexley

The family fortress

 

Schools 67%Safety 80/100Transport 23/100Yield 4.81%

Best for: Families

Compare areas

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

Liveability
51
Safety
80
Schools
95
Transport
23
Environment
81
Investment
56

The bottom line

SE28 8ND offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £336,556 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE28 8ND scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE28 8ND meets your needs.

Location

SE28 8ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-35.3% vs London avg
vs London income+6.7% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE28 8ND

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE28 8ND with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe💰 Value Find

“The family fortress”

Share:WhatsAppShare on X

How SE28 8ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Jubilee Primary School

Good · Inspected Mar 2022 · 5 min walk

KS2: 104.7

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 21 min walk

P8: +0.79A8: 54.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.0 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+31% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour14%
Vehicle crime13%
Drug offences8%
Robbery2%
Burglary2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 3.2km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£336,556

Median sale price

Bottom 25% — 35% below London median

£336,556 is 35% below the London median (£520,000)

+23.5%

This year

Terraced

Dominant type

Price history

5-year change
-0.4%
Sales (24 months)6
New build0.0%
Avg semi-detached£415,000
Avg terraced£265,000
Price per m²£6,460/m²
Price per ft²£600/ft²
Avg floor area52.6 m²

EPC breakdown

C
26%
D
23%
E
5%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 21%Terraced 78%Flat 2%

LHA rates — Outer South East London

Shared room£600/mo
1 bedroom£1050/mo
2 bedrooms£1300/mo
3 bedrooms£1550/mo
4 bedrooms£1800/mo

Stamp duty

Standard buyer£4,328
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,424

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.5×

Price-to-income

£1,684/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£131,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+6.1%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-9.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached22.3%
Terraced75.5%
Flat/maisonette2.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£60k+14.3%3.4
Post-dot-com plateau2001–2004£78k£152k+94.9%4.8
Pre-crash peak2005–2007£138k£166k+20.7%5.3
GFC & correction2008–2012£162k£143k-12%1.8
Help-to-Buy recovery2013–2016£135k£269k+99.1%3.7
Brexit uncertainty2017–2019£273k£319k+16.7%2.7
Pandemic surge2020–2020£335k£335k+0%1
Rate-rise correction2022–2023£280k£310k+10.7%4.5
Current market2025–2026£337k£334k-0.9%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.8%
District
6.8%
Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
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 WoodElizabeth line line
22 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Barking RiversideSuffragette
19 min walk
Abbey WoodElizabeth line
23 min walk
Abbey Wood (London)National Rail
23 min walk
Becontree Underground StationDistrict
46 min walk
Gallions Reach DLR StationDLR
47 min walk
No bus stops within 400m

14

Walkability score

79

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park450m
Santander docks (800m)0
Nearest cycle dock8.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 13.8 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Abbey Wood SSSI — 2.3 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

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield862.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

16 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalBarking Community Hospital · 3.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

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 Lakeside Bar (729 m)

Nearest supermarketWelcome · 1.3 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

715m

Post office

Nearby shops

Premier Gogi's Supermarket726 m

Nearby pubs

The Lakeside Bar729 m

Nearby gyms

Anytime Fitness1.1 km
Gerald Latifi - Strength & Fitness Coach1.1 km
Food hygiene (5-star)60% of 10

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

CHIME'S VISIONARY VENTURES LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score14/100
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

46.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,749m
Crossrail 2 route14,610m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,692 nationally

1,738

Est. population

14,254/km²

64%

Employed

41%

Degree educated

£44,800

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

30%
19%
22%
21%
Under 1830%
18–3419%
35–4922%
50–6421%
65+8%

Tenure

17%
32%
30%
20%
Own outright17%
Own (mortgage)32%
Private rent30%
Social rent20%
Shared ownership1%
Rent free1%

Ethnicity

27%
46%
White British27%
White Other11%
Asian9%
Black46%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household33%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent30%
Social rent19%

vs. London

Income vs London+6.7%
Price vs London-35.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
2
Local approval rate
70%
Borough approval rate
75%
Historic landfill (400m)
1
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£100/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
208 homes · THAMESMEAD AREA 5 (PHASE 2), THAMESMEAD AREA 5 (PHASE 2), SUMMERTON WAY, SE28 8PP
Pipeline pressure
NONE

Named schemes (500m)

THAMESMEAD AREA 5 (PHASE 3), THAMESMEAD AREA 5 (PHASE 3), SUMMERTON WAY, SE28 8PP188 homes
completed
LAND AT, LAND AT, MANOR CLOSE, SE2839 homes
completed
Land adjacent to 8, Land adjacent to 8, Grange Crescent, SE28 8EX1 homes
completed
52, Bledlow Close, SE28 8HF1 homes
completed
70, Fieldfare Road, SE28 8HR1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.7%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Zainab Olamide AsunramuLabour
Larry FergusonLabour
Abi JohnsonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£336,556)

£4,328

Standard buyer

£0

First-time buyer

Save £4,328

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE28 8ND? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE28 8ND.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

What else could £337k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE28 8ND

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE28 8ND

Full postcodeSE28 8ND
Postcode districtSE28
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.507506
Longitude0.125501
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