Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.50635, 0.12813

SE28 8NL— Thamesmead East, Bexley

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

The family fortress

 

Schools 60%Safety 80/100Transport 23/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
80
Schools
95
Transport
23
Environment
91
Investment
46

The bottom line

SE28 8NL 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 8NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE28 8NL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE28 8NL 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 · 6 min walk

KS2: 104.7

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 23 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

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 3.0km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,506/m²
Price per ft²£604/ft²
Avg floor area54.5 m²

EPC breakdown

C
15%
D
5%
E
3%

Based on 23 properties · Confidence: medium

Street mix

Semi 5%Terraced 68%Flat 27%

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

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£136,250
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
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+7.8%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+125.8%

per year

Acceleration

+173.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached2.9%
Terraced74.3%
Flat/maisonette22.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£53k£65k+23.1%1.5
Post-dot-com plateau2001–2004£88k£154k+74.4%4.3
Pre-crash peak2005–2007£137k£162k+17.8%2.7
GFC & correction2012–2012£92k£92k+0%2
Help-to-Buy recovery2015–2015£245k£245k+0%3
Brexit uncertainty2017–2017£266k£266k+0%2
Rate-rise correction2022–2023£296k£155k-47.6%1.5
Current market2024–2024£350k£350k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.7%
District
5.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
21 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

13

Walkability score

59

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park409m
Santander docks (800m)0
Nearest cycle dock8.5 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: 13.9 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 2.2 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

15 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalBarking Community Hospital · 4.1 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

51

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 (657 m)

Nearest supermarketWelcome · 1.2 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)

821m

Post office

Nearby cafes

Ness Café757 m

Nearby pubs

The Lakeside Bar657 m

Nearby gyms

Anytime Fitness1.1 km
Gerald Latifi - Strength & Fitness Coach1.1 km
Food hygiene (5-star)71% of 7

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%

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score14/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,859m
Crossrail 2 route14,822m

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%

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)
3
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

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

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Key facts for SE28 8NL

Full postcodeSE28 8NL
Postcode districtSE28
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.506352
Longitude0.128128
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