Local market reports › SE area › SE10 › SE10 8
Greenwich market report SE10 8, London
The standing SE10 8 (Greenwich) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 6,181 sales registered with HM Land Registry in SE10 8 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 54 registered 2026 sales put the SE10 8 (London) median at £533,800, down 17% on five years earlier, with a mean of £713,900, and by floor area homes here have averaged about £7,990 per square metre over the last five years. Everything rests on 6,181 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like SE10 8 is a single group of streets within SE10 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE10 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in SE10 8 sells for
The 2026 median for SE10 8 is £533,800, taken from 54 registered sales. The mean, which is what most sites call the "average house price", is £713,900, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in SE10 8
By floor space, homes in SE10 8 have sold for about £7,990 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, SE10 8 runs 87% above it.
A typical SE10 8 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £533,800 | £533,800 | 54 |
| 2025 | £515,000 | £527,315 | 163 |
| 2024 | £527,500 | £560,841 | 165 |
| 2023 | £494,400 | £543,225 | 225 |
| 2022 | £606,000 | £710,604 | 210 |
| 2021 | £645,000 | £816,653 | 199 |
| 2020 | £643,000 | £834,306 | 135 |
| 2019 | £535,000 | £701,257 | 198 |
| 2018 | £431,600 | £575,331 | 211 |
| 2017 | £454,100 | £619,347 | 183 |
| 2016 | £535,000 | £748,470 | 141 |
| 2015 | £502,500 | £710,033 | 184 |
| 2014 | £461,000 | £654,009 | 197 |
| 2013 | £362,500 | £521,601 | 246 |
| 2012 | £280,500 | £412,861 | 307 |
| 2011 | £365,000 | £551,010 | 229 |
| 2010 | £429,800 | £674,037 | 144 |
| 2009 | £373,500 | £600,404 | 112 |
| 2008 | £385,000 | £631,096 | 83 |
| 2007 | £315,000 | £534,328 | 265 |
| 2006 | £327,200 | £567,977 | 234 |
| 2005 | £315,800 | £561,997 | 198 |
| 2004 | £285,000 | £517,616 | 219 |
| 2003 | £239,000 | £440,296 | 234 |
| 2002 | £250,000 | £470,373 | 219 |
| 2001 | £213,800 | £411,020 | 208 |
| 2000 | £182,500 | £358,156 | 194 |
| 1999 | £200,000 | £398,590 | 252 |
| 1998 | £128,500 | £259,386 | 186 |
| 1997 | £115,000 | £235,842 | 205 |
| 1996 | £95,000 | £200,351 | 212 |
| 1995 | £89,500 | £194,559 | 169 |
In cash terms the typical SE10 8 home went from £89,500 in 1995 to £533,800 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 174%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 36% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE10 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1999 (+55.6% on the year before); the weakest, 2012 (−23.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE10 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.7% | +1.2% |
| 5 years (since 2021) | −3.7% | −8.2% |
| 10 years (since 2016) | 0.0% | −3.3% |
| 20 years (since 2006) | +2.5% | −0.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in SE10 8
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 54 sales completed in SE10 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 221 sales a year before the financial crisis and 163 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market SE10 8 is
Only 54 sales completed here in the last twelve months of data, which makes SE10 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What tenants pay around SE10 8
SE10 8 falls under Greenwich, where the ONS puts the average private rent at £1,952 a month (May 2026 figures). A one-bed averages £1,529 a month here and a four-or-more-bed £2,941, so size does most of the work in setting the rent.
Average monthly rent by size, Greenwich
ONS Price Index of Private Rents, May 2026.
Against the £533,800 median purchase price, a rent of £1,952 a month (£23,424 a year) works out at a 4.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: SE10 8 (Greenwich)
How much did a house sell for in SE10 8 (Greenwich)?
Are property prices falling in SE10 8 (Greenwich)?
Is SE10 8 (Greenwich) a good place to buy a house?
Where do SE10 8 prices go next?
The record answers a different question than "what happens next": the median is down 17% over five years in cash but down 35% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in SE10 right now
The live side of the market holds 126 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole SE10 district, not just SE10 8: live asking prices are collected per district.
10% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SE10 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in SE
What homes of each size actually sold for across the SE area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £516,250 | £795,000 (+54%) | £1,325,000 (+67%) | £2,025,000 (+53%) |
| Semi-detached | £375,000 | £480,000 (+28%) | £613,025 (+28%) | £870,000 (+42%) | £1,390,000 (+60%) |
| Terraced | £405,000 | £475,000 (+17%) | £630,000 (+33%) | £878,697 (+39%) | £1,275,000 (+45%) |
| Flat | £345,000 | £465,000 (+35%) | £645,000 (+39%) | £885,000 (+37%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Winners and losers across the SE area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE10
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SE10, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE10 0 | £512,500 | 80 |
| SE10 9 | £480,000 | 64 |
Zoom out to the full SE10 district report for the type split, monthly volumes and how SE10 compares with its neighbours.
Selling a home in SE10 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE10 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working SE10 8: the featured spot on this report is free for founding agents, one per district. Claim SE10 8.
Dig further
Behind the answers sits the same Land Registry record as this page, with SE10 8 already set as the subject. Free, one click sign in.
See every individual SE10 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.