The London property market is shifting, and all eyes are turning east. Belvedere and Abbey Wood – long considered affordable outliers – are fast emerging as two of the most promising investment areas in the capital. With infrastructure upgrades already transforming connectivity, and further transport expansion on the horizon, these districts are poised for significant price growth, potentially reaching 20% in the next two to three years.

Elizabeth Line Effect

Abbey Wood’s star has risen rapidly since becoming the southeastern terminus of the Elizabeth Line in May 2022. Direct trains to Canary Wharf in under 11 minutes, Liverpool Street in 18 minutes, and Heathrow in just over 50 minutes have turned the area into a commuter’s dream. This has already driven a wave of regeneration, new housing developments, and a surge in demand from both homebuyers and renters.

Belvedere, while not directly on the Elizabeth Line, is benefitting from the “spillover effect” – with Abbey Wood just a few minutes away, and property values still more affordable, savvy buyers are targeting Belvedere for better yields and long-term capital appreciation.

Southeastern Advantage

Both Abbey Wood and Belvedere sit on the Southeastern line, offering quick connections to London Bridge, Cannon Street and Charing Cross. This dual connectivity – Elizabeth Line from Abbey Wood and Southeastern from both – provides resilience and choice, appealing to a wide pool of tenants and buyers.

DLR Extension Potential

While current plans for the Docklands Light Railway extension will initially only reach north Thamesmead, pressure is mounting from Bexley Council and local campaigners to extend the line further east to Belvedere and Erith. If realised, this would transform Belvedere’s transport map, directly linking it to Canary Wharf, Stratford and London City Airport without changes. Even the discussion of this extension is already fuelling speculative interest from investors anticipating a future DLR effect.

Regeneration & Growth Zones

 
Abbey Wood
 

The Cross Quarter redevelopment is injecting life into the area with a new Sainsbury’s, around 220 homes, a nursery, public square, and critically, an 80–100-bed hotel.
 

A more recent scheme includes four tower blocks (up to 17 storeys) featuring 487 co-living rooms, a 110-bedroom hotel, gym, rooftop terraces and a revamped animal hospital—just a seven-minute walk from the station. Greenwich Council has approved the project, which also provides £7.3M to fund affordable housing off-site.
 

The South Thamesmead development, led by Peabody and Lovell Partnerships, is bringing mixed-use space—retail, restaurants, offices, and social housing—with a “Very Good” BREEAM rating in line with sustainable urban design. Completion is targeted by 2027.

Belvedere

 
A major regeneration initiative—New Belvedere—is underway, transforming an industrial site into a vibrant new neighbourhood with up to 1,250 homes, a community hub, green open spaces over 10,000 sqm, improved pedestrian links to the station, and over 500 sqm of commercial space.

Investment Outlook 

Capital Growth Potential: Forecasts suggest property values could climb up to 20% over the next 24–36 months as transport schemes progress and regeneration gathers pace. 

Rental Yields: High tenant demand, driven by fast central London connections, supports strong rental returns.
Affordability: Both areas still offer some of the most competitive price-per-square-foot figures in London, giving investors room for appreciation.

Belvedere and Abbey Wood are no longer fringe outposts – they are becoming frontline growth zones in London’s evolving property market. With the Elizabeth Line already transforming Abbey Wood, Southeastern ensuring solid commuter links, and the DLR expansion adding another layer of connectivity, the case for investment is strong.

For developers, landlords and homebuyers looking for the next property hotspot, the smart money is moving east.