Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.51136, 0.12355

SE28 8PT— Thamesmead East, Bexley

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

Strong, well-rated schools nearby

 

Schools 86%Safety 81/100Transport 20/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
81
Schools
79
Transport
20
Environment
58
Investment
52

The bottom line

SE28 8PT offers exceptional schools (86% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE28 8PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE28 8PT

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE28 8PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

79

Education score

Excellent for families
★ Top school within 1km
★

Primary

Castilion Primary School

Requires Improvement · Inspected May 2023 · 2 min walk

KS2: 104.8

★★★

Secondary

Riverside School

Outstanding · Inspected Oct 2022 · 15 min walk

P8: +0.79A8: 54.6

86% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.4 incidents per 1,000 residents

Better than 53% of London
→ Stable

+17% vs borough

Crime by type

Violence & sexual offences35%
Other24%
Anti-social behaviour20%
Vehicle crime10%
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: Barking Fire Station · 3.2km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

B
1%
C
11%
D
15%
E
3%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 26%Terraced 60%Detached 7%Flat 5%Other 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

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£176,750
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, 200 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

1996–2023 · CAGR

+6.7%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.5%

per year

Acceleration

+63.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 34 sales

Property Type Mix

Total: 34 sales

Detached8.8%
Semi-detached26.5%
Terraced58.8%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£76k+40.7%1
Post-dot-com plateau2001–2004£91k£143k+56.7%3.2
Pre-crash peak2005–2007£135k£156k+15.4%2
GFC & correction2008–2008£165k£165k+0%1
Help-to-Buy recovery2013–2016£179k£248k+38.5%2
Brexit uncertainty2017–2019£270k£218k-19.3%1.5
Rate-rise correction2023–2023£315k£315k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.2%
District
5.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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 (London)→ Paddington· 4 tph
30 min

Nearby stations

Barking RiversideSuffragette
13 min walk
Abbey WoodElizabeth line
28 min walk
Abbey Wood (London)National Rail
28 min walk
Becontree Underground StationDistrict
40 min walk
Upney Underground StationDistrict
42 min walk
No bus stops within 400m

11

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria70 min ↑
Waterloo66 min ↑
Canary Wharf ★45 min
City60 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park145m
Santander docks (800m)0
Nearest cycle dock8.2 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 22%
Less green space than 80% of London

Nearest SSSI: Abbey Wood SSSI — 2.8 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

21 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalBarking Community Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

26

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 Exchange (856 m)

Nearest supermarketWelcome · 1.7 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)

948m

Post office

Nearby shops

Premier Gogi's Supermarket959 m

Nearby pubs

The Exchange856 m
The Lakeside Bar1.2 km
Food hygiene (5-star)63% of 8

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

52

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
Gentrification score13/100

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

20.8

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,823m
Crossrail 2 route14,358m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,678 nationally

1,677

Est. population

15,467/km²

58%

Employed

35%

Degree educated

£44,800

Median income

6.1%

Claimant rate

SuburbanVery high densityEstablished mixed

42

Community stability

Age profile

30%
18%
22%
20%
Under 1830%
18–3418%
35–4922%
50–6420%
65+10%

Tenure

16%
28%
26%
29%
Own outright16%
Own (mortgage)28%
Private rent26%
Social rent29%
Shared ownership1%
Rent free1%

Ethnicity

32%
44%
White British32%
White Other7%
Asian9%
Black44%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine28%
No car household33%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent29%
Private rent26%

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)
2
Local approval rate
67%
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
SITE B3 AT, SITE B3 AT, COPPERFIELD ROAD, SE28 8QA28 homes
completed
Land adjacent to 8, Land adjacent to 8, Grange Crescent, SE28 8EX1 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

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Key facts for SE28 8PT

Full postcodeSE28 8PT
Postcode districtSE28
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.511364
Longitude0.123548
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