Thamesmead Moorings · Greenwich · Erith and Thamesmead constituency · 51.50028, 0.10571

SE28 8RT— Thamesmead Moorings, Greenwich

Location and area intelligence for SE28 8RT, Thamesmead Moorings, Greenwich

The family fortress

 

Schools 86%Safety 81/100Transport 24/100

Best for: Families

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

Liveability
52
Safety
81
Schools
90
Transport
24
Environment
66
Investment
54

The bottom line

SE28 8RT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE28 8RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE28 8RT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE28 8RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

De Lucy Primary School

Good · Inspected Oct 2023 · 8 min walk

KS2: 103.3

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 5 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences38%
Other27%
Anti-social behaviour17%
Vehicle crime9%
Drug offences3%
Theft3%
Robbery2%
Burglary2%

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 · 1.7km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area94.1 m²

EPC breakdown

C
5%
D
8%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 67%Terraced 33%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/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£235,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2018 · CAGR

+6.1%

Total change

+266%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

+2.78

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£93k£115k+24%3.8
Post-dot-com plateau2001–2004£133k£192k+44.4%3
Pre-crash peak2006–2006£212k£212k+0%1
GFC & correction2008–2012£224k£194k-13.6%1.3
Help-to-Buy recovery2014–2016£243k£310k+27.8%1.3
Brexit uncertainty2018–2018£340k£340k+0%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
4.9%
District
4.9%
Terraced+0% α
Local
5.6%
District
5.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 WoodSoutheastern line
17.6 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
18 min walk
Abbey Wood (London)National Rail
19 min walk
Barking RiversideSuffragette
28 min walk
Gallions Reach DLR StationDLR
32 min walk
Woolwich Arsenal DLR StationDLR
35 min walk
No bus stops within 400m

13

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria68 min ↑
Waterloo64 min ↑
Canary Wharf ★43 min
City58 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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park91m
Santander docks (800m)0
Nearest cycle dock7.0 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: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 58%
More green space than 76% 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield862.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEY WOOD SURGERY

9 GODSTOW ROAD, ABBEY WOOD, SE2 9AT

10 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

219

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Birchwood (710 m)

Nearest supermarketLidl · 1.0 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

2

Libraries (1km)

0

Cinemas (2km)

755m

Post office

Nearby shops

St Nicholas Food & Wine798 m
H A Patel News799 m

Nearby cafes

C2K Cafe832 m
Morrisons Cafe854 m

Nearby restaurants

KFC604 m
McDonald's656 m
Pizza Hut Delivery738 m
Britannia Fish & Chips739 m

Nearby pubs

The Birchwood710 m
The Cutty Sark794 m

Nearby health

Nabil Habashi Dental Practice801 m
Food hygiene (5-star)83% of 18

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%
Right-to-buy sales (5yr)
618

High street

E

High street health

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

23.4

Price growth score

E
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,163m
Crossrail 2 route13,586m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,341 nationally

1,783

Est. population

3,741/km²

65%

Employed

43%

Degree educated

£42,500

Median income

6.0%

Claimant rate

SuburbanMedium densityEstablished mixed

39

Community stability

Age profile

34%
18%
23%
20%
Under 1834%
18–3418%
35–4924%
50–6420%
65+5%

Tenure

34%
31%
22%
Own outright9%
Own (mortgage)34%
Private rent31%
Social rent22%
Shared ownership5%
Rent free1%

Ethnicity

23%
49%
White British23%
White Other10%
Asian9%
Black49%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household29%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent22%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
64%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£180/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)
0
Largest scheme
311 homes · PART AREA 6, WEST OF & NORTH OF JUNCTION, PART AREA 6, WEST OF & NORTH OF JUNCTION, CENTRAL WAY, WESTERN WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28163 homes
completed
AREA 4A1, LAKESIDE PARK, AREA 4A1, LAKESIDE PARK, BIRCHDENE, SE2854 homes
completed
AREA 4A4, AREA 4A4, BIRCHMERE DRIVE, SE2824 homes
completed
AREA 4A3, AREA 4A3, BIRCHDENE DRIVE, THAMESMEAD, SE2812 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.9%
Ward turnout
32%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Femi SololaLabour and Co-operative Party
Averil Ann LekauLabour and Co-operative Party

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Key facts for SE28 8RT

Full postcodeSE28 8RT
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardThamesmead Moorings
Latitude51.500282
Longitude0.105714
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