Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.50855, 0.12911

SE28 8PD— Thamesmead East, Bexley

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

London's quiet achiever

 

Schools 50%Safety 83/100Transport 19/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
48
Safety
83
Schools
58
Transport
19
Environment
83
Investment
46

The bottom line

SE28 8PD offers low crime and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

SE28 8PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for SE28 8PD

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE28 8PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

58

Education score

Good for families
★ Top school within 1km
★

Primary

Castilion Primary School

Requires Improvement · Inspected May 2023 · 7 min walk

KS2: 104.8

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 21 min walk

P8: +0.79A8: 54.6

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.2 incidents per 1,000 residents

Better than 61% of London
→ Stable

-1% vs borough

Crime by type

Violence & sexual offences40%
Anti-social behaviour19%
Other18%
Vehicle crime11%
Drug offences7%
Burglary3%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 3.2km

Crime is 20% below 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£6,372/m²
Price per ft²£592/ft²
Avg floor area56.5 m²

EPC breakdown

C
20%
D
10%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 41%Terraced 11%Detached 2%Flat 46%

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£141,250
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+6.6%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

-69.95

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 57 sales

Property Type Mix

Total: 57 sales

Detached1.8%
Semi-detached45.6%
Terraced10.5%
Flat/maisonette42.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£67k+26.9%1.5
Post-dot-com plateau2001–2004£53k£164k+209.5%3
Pre-crash peak2005–2007£129k£153k+18.6%4
GFC & correction2008–2009£152k£175k+15.1%1.5
Help-to-Buy recovery2013–2016£170k£177k+4.1%1.3
Brexit uncertainty2017–2019£200k£250k+25%2
Pandemic surge2020–2021£290k£308k+6.2%1
Rate-rise correction2022–2023£206k£354k+71.7%4
Current market2025–2025£360k£360k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
8.1%
District
8.1%
Semi-detached+0% α
Local
7.2%
District
7.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
24 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Barking RiversideSuffragette
19 min walk
Abbey WoodElizabeth line
25 min walk
Abbey Wood (London)National Rail
25 min walk
Becontree Underground StationDistrict
44 min walk
Upney Underground StationDistrict
48 min walk
No bus stops within 400m

11

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria73 min ↑
Waterloo69 min ↑
Canary Wharf ★48 min
City63 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park413m
Santander docks (800m)0
Nearest cycle dock8.6 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: 14.0 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 64%
More green space than 94% of London

Nearest SSSI: Abbey Wood SSSI — 2.4 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

18 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalGrays Court Community Hospital · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.5 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 (908 m)

Nearest supermarketWelcome · 1.4 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)

988m

Post office

Nearby cafes

Ness Café632 m

Nearby pubs

The Lakeside Bar908 m
Food hygiene (5-star)60% of 5

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
4.5% (good)London avg: 3.8%Strong yield — top 25% 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

42

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,025m
Crossrail 2 route14,816m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,855 nationally

2,932

Est. population

15,631/km²

61%

Employed

45%

Degree educated

£44,800

Median income

6.9%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

36%
17%
24%
19%
Under 1836%
18–3417%
35–4924%
50–6419%
65+5%

Tenure

36%
34%
18%
Own outright10%
Own (mortgage)36%
Private rent34%
Social rent19%
Shared ownership0%
Rent free1%

Ethnicity

21%
55%
White British21%
White Other9%
Asian7%
Black55%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household31%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent34%
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)
9
Planning apps (3 years)
3
Local approval rate
78%
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 2), THAMESMEAD AREA 5 (PHASE 2), SUMMERTON WAY, SE28 8PP208 homes
completed
THAMESMEAD AREA 5 (PHASE 3), THAMESMEAD AREA 5 (PHASE 3), SUMMERTON WAY, SE28 8PP188 homes
completed
THAMESMEAD AREA 5 (PHASE 1), THAMESMEAD AREA 5 (PHASE 1), SUMMERTON WAY, SE28 8PP170 homes
completed
LAND FORMERLEY PLOTS 506-521, LAND FORMERLEY PLOTS 506-521, REDBOURNE DRIVE, SE2818 homes
completed
Plots at, 415-418 & 592, Plots at, 415-418 & 592, Fairway Drive, Part of Summerton Way, SE281 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

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Key facts for SE28 8PD

Full postcodeSE28 8PD
Postcode districtSE28
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.508547
Longitude0.129109
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