Thamesmead Moorings · Greenwich · Erith and Thamesmead constituency · 51.50292, 0.10379

SE28 8SP— Thamesmead Moorings, Greenwich

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

Strong, well-rated schools nearby

 

Schools 86%Safety 80/100Transport 21/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
51
Safety
80
Schools
90
Transport
21
Environment
62
Investment
58

The bottom line

SE28 8SP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE28 8SP 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 8SP meets your needs.

Location

SE28 8SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE28 8SP

🛡️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 8SP with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How SE28 8SP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hawksmoor School

Good · Inspected Oct 2023 · 8 min walk

KS2: 107.5

—

Secondary

Woolwich Polytechnic School

Not yet inspected · 4 min walk

P8: 0.00A8: 45.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 24 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-7% vs borough

Crime by type

Other42%
Violence & sexual offences27%
Anti-social behaviour15%
Robbery5%
Vehicle crime4%
Drug offences4%
Theft2%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.9km

Crime is +10% 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£4,876/m²
Price per ft²£453/ft²
Avg floor area54 m²

EPC breakdown

B
2%
C
8%
D
5%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£135,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2003–2026 · CAGR

+2.2%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-5.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£153k£153k+0%13
Pre-crash peak2005–2007£140k£136k-2.7%1.3
GFC & correction2008–2008£160k£160k+0%1
Help-to-Buy recovery2013–2016£142k£220k+54.9%1.3
Pandemic surge2021–2021£115k£115k+0%1
Rate-rise correction2022–2023£248k£258k+4.2%1.5
Current market2026–2026£255k£255k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.6%
District
2.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 WoodSoutheastern line
21.2 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
22 min walk
Abbey Wood (London)National Rail
22 min walk
Barking RiversideSuffragette
25 min walk
Gallions Reach DLR StationDLR
29 min walk
Woolwich Arsenal DLR StationDLR
35 min walk
No bus stops within 400m

26

Walkability score

127

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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park27m
Santander docks (800m)0
Nearest cycle dock6.9 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 2.6 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

14 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cutty Sark (560 m)

Nearest supermarketLidl · 1.3 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

492m

Post office

Nearby cafes

Morrisons Cafe569 m

Nearby restaurants

KFC313 m
McDonald's372 m
Pizza Hut Delivery489 m
Greggs492 m

Nearby pubs

The Cutty Sark560 m
Food hygiene (5-star)87% of 15

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

A

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
7.5% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.8

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,172m
Crossrail 2 route13,354m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,628 nationally

1,941

Est. population

5,288/km²

61%

Employed

44%

Degree educated

£42,500

Median income

5.2%

Claimant rate

SuburbanMedium densityMixed

35

Community stability

Age profile

34%
17%
27%
17%
Under 1834%
18–3417%
35–4927%
50–6417%
65+6%

Tenure

28%
37%
27%
Own outright6%
Own (mortgage)28%
Private rent37%
Social rent27%
Shared ownership2%

Ethnicity

22%
51%
White British22%
White Other9%
Asian10%
Black51%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household37%
Unemployed8%
No qualifications17%

Housing tenure (Census 2021)

Private rent37%
Social rent27%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Local approval rate
0%
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)

PART AREA 6, WEST OF & NORTH OF JUNCTION, PART AREA 6, WEST OF & NORTH OF JUNCTION, CENTRAL WAY, WESTERN WAY, SE28311 homes
completed
SITE 4 A2, WEST OF LAKE, BIRCHDENE, SITE 4 A2, WEST OF LAKE, BIRCHDENE, EASTERN WAY, CENTRAL WAY, SE28163 homes
completed
LAND AT THAMESMEAD TOWN CENTRE, WEST OF, LAND AT THAMESMEAD TOWN CENTRE, WEST OF, CENTRAL WAY, SE28150 homes
completed
AREA 4A1, LAKESIDE PARK, AREA 4A1, LAKESIDE PARK, BIRCHDENE, SE2854 homes
completed
AREA 4A4, AREA 4A4, BIRCHMERE DRIVE, SE2824 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

Live in SE28 8SP? 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 8SP.
Help others by sharing your experience.

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

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE28 8SP

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

No spam. Unsubscribe anytime.

Key facts for SE28 8SP

Full postcodeSE28 8SP
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardThamesmead Moorings
Latitude51.502916
Longitude0.103789
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