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Abbey Wood market report SE2 9, London
The standing SE2 9 (Abbey Wood) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,677 registered sales in SE2 9 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in SE2 9 (London) came in at £402,000, out of 32 registered, up 18% on five years earlier, and the mean stands at £384,500, and by floor area homes here have averaged about £4,740 per square metre over the last five years. The record behind it is 3,677 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like SE2 9 is a single group of streets within SE2 (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 SE2 9 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 SE2 9 sells for
The 2026 median for SE2 9 is £402,000, taken from 32 registered sales. The mean, which is what most sites call the "average house price", is £384,500, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in SE2 9
By floor space, homes in SE2 9 have sold for about £4,740 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.
For scale: the England and Wales median is £285,000, so SE2 9 trades 41% above the country as a whole.
The price of a typical SE2 9 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £402,000 | £402,000 | 32 |
| 2025 | £400,000 | £409,565 | 73 |
| 2024 | £387,000 | £411,460 | 71 |
| 2023 | £390,000 | £428,515 | 91 |
| 2022 | £364,000 | £426,832 | 222 |
| 2021 | £340,000 | £430,484 | 117 |
| 2020 | £337,000 | £437,264 | 56 |
| 2019 | £320,800 | £420,492 | 66 |
| 2018 | £324,000 | £431,898 | 73 |
| 2017 | £330,000 | £450,087 | 62 |
| 2016 | £315,000 | £440,688 | 81 |
| 2015 | £284,500 | £401,999 | 116 |
| 2014 | £204,000 | £289,410 | 90 |
| 2013 | £175,000 | £251,808 | 74 |
| 2012 | £161,200 | £237,266 | 72 |
| 2011 | £150,000 | £226,442 | 86 |
| 2010 | £163,500 | £256,410 | 45 |
| 2009 | £165,000 | £265,239 | 45 |
| 2008 | £172,500 | £282,764 | 96 |
| 2007 | £175,000 | £296,849 | 209 |
| 2006 | £166,500 | £289,023 | 172 |
| 2005 | £160,000 | £284,736 | 145 |
| 2004 | £158,000 | £286,959 | 263 |
| 2003 | £147,000 | £270,810 | 233 |
| 2002 | £111,000 | £208,846 | 185 |
| 2001 | £90,000 | £173,020 | 160 |
| 2000 | £75,000 | £147,188 | 179 |
| 1999 | £60,500 | £120,573 | 124 |
| 1998 | £56,500 | £114,049 | 115 |
| 1997 | £52,000 | £106,642 | 124 |
| 1996 | £45,800 | £96,590 | 102 |
| 1995 | £44,100 | £95,867 | 98 |
In cash terms the typical SE2 9 home went from £44,100 in 1995 to £402,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 319%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2017, and today's median remains roughly 11% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE2 9 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 2015 (+39.5% on the year before); the weakest, 2011 (−8.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE2 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.5% | −1.8% |
| 5 years (since 2021) | +3.4% | −1.4% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +4.5% | +1.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 32 SE2 9 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 193 sales a year before the financial crisis and 98 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 SE2 9 is
Only 32 sales completed here in the last twelve months of data, which makes SE2 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around SE2 9
The local authority for SE2 9 is Greenwich, and its ONS average private rent currently stands at £1,952 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,529 a month here against £2,941 for four or more bedrooms.
Average monthly rent by size, Greenwich
ONS Price Index of Private Rents, May 2026.
Against the £402,000 median purchase price, a rent of £1,952 a month (£23,424 a year) works out at a 5.8% 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.
What people ask about SE2 9 (Abbey Wood)
Are property prices falling in SE2 9 (Abbey Wood)?
Is SE2 9 (Abbey Wood) a good place to buy a house?
How much did a house sell for in SE2 9 (Abbey Wood)?
Will SE2 9 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 18% over five years in cash but down 7% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in SE2 now
Turning to what is actually available: 48 homes on the market right now, from an agent publishing to HomesIndex.
These cover the whole SE2 district, not just SE2 9: live asking prices are collected per district.
19% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 SE2 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in SE
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Five-year change in the median, SE area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE2
Sector boundaries hide real price steps. The rest of SE2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE2 0 | £465,000 | 43 |
Zoom out to the full SE2 district report for the type split, monthly volumes and how SE2 compares with its neighbours.
Thinking of selling in SE2 9? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE2 9, open the average prices map and zoom from the SE2 9 shading down to the sold homes on your own street. Every recorded SE2 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SE2 9: the featured spot on this report is free for founding agents, one per district. Claim SE2 9.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SE2 9 already set as the subject. Free, one click sign in.
The live map plots every individual SE2 9 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.