Thamesmead Moorings · Greenwich · Erith and Thamesmead constituency · 51.50282, 0.10182

SE28 8TF— Thamesmead Moorings, Greenwich

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

Strong, well-rated schools nearby

 

Schools 83%Safety 80/100Transport 21/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
50
Transport
21
Environment
65
Investment
49

The bottom line

SE28 8TF offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE28 8TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for SE28 8TF

🛡️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 8TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
—

Primary

Discovery Primary School

Not yet inspected · 7 min walk

KS2: 105.6

—

Secondary

Woolwich Polytechnic School

Not yet inspected · 6 min walk

P8: 0.00A8: 45.2

83% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 24 min walk

5 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

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£5,594/m²
Price per ft²£520/ft²
Avg floor area70.8 m²

EPC breakdown

C
12%
D
6%

Based on 18 properties · Confidence: medium

Street mix

Semi 21%Terraced 70%Detached 6%Other 2%

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£177,000
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, 150 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

2001–2024 · CAGR

+4.8%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

-12.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 46 sales

Property Type Mix

Total: 46 sales

Detached6.5%
Semi-detached21.7%
Terraced71.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£137k£163k+19%7.2
Pre-crash peak2005–2007£173k£215k+24.6%3
GFC & correction2012–2012£168k£168k+0%1
Help-to-Buy recovery2015–2016£280k£295k+5.4%1
Pandemic surge2021–2021£300k£300k+0%3
Rate-rise correction2023–2023£365k£365k+0%1
Current market2024–2024£400k£400k+0%1

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
11.4%
District
11.4%
Terraced+0% α
Local
4%
District
4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
22.3 min walk
Plumstead

Nearby stations

Abbey WoodElizabeth line
23 min walk
PlumsteadNational Rail
24 min walk
Barking RiversideSuffragette
26 min walk
Gallions Reach DLR StationDLR
28 min walk
Woolwich Arsenal DLR StationDLR
34 min walk
No bus stops within 400m

16

Walkability score

84

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park129m
Santander docks (800m)0
Nearest cycle dock6.7 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: 12.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 2.7 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

15 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 · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

90

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 (647 m)

Nearest supermarketCo-op Food · 2.0 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)

564m

Post office

Nearby cafes

Morrisons Cafe619 m

Nearby restaurants

KFC375 m
McDonald's434 m
Greggs571 m
Pizza Hut Delivery571 m

Nearby pubs

The Cutty Sark647 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

49

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
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

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

4/100

Velocity score

Future outlook

42.2

Price growth score

D
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,045m
Crossrail 2 route13,231m

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
PART OF AREA 6, LAND WEST OF, PART OF AREA 6, LAND WEST OF, CENTRAL WAY, WESTERN WAY (JUNCTION OF), SE2886 homes
completed
AREA 4A1, LAKESIDE PARK, AREA 4A1, LAKESIDE PARK, BIRCHDENE, SE2854 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 8TF

Full postcodeSE28 8TF
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardThamesmead Moorings
Latitude51.502816
Longitude0.101825
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