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Abbey Wood market report SE2, London
The house prices in SE2 (Abbey Wood): the full public record, 1995 to 2026, in cash and in today's money. The raw material for this page is 8,411 HM Land Registry entries for SE2 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical SE2 (London) home changed hands for £425,000 in 2026 (median of 75 registered sales, up 14% on five years earlier), with the mean at £428,500, and by floor area homes here have averaged about £4,920 per square metre over the last five years. Source: 8,411 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district SE2 covering Abbey Wood, West Heath, Crossness sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SE2 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.
SE2 sold prices: where the market stands
Take the 75 registered 2026 sales in SE2 and the middle price, the median, is £425,000. The mean lands at £428,500, practically level with it: prices here bunch tightly around the middle.
Price per square metre in SE2
Averaged across five years of sales, floor space in SE2 costs about £4,920 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, SE2 runs 49% above it.
SE2's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £425,000 | £425,000 | 75 |
| 2025 | £426,500 | £436,699 | 200 |
| 2024 | £420,000 | £446,546 | 182 |
| 2023 | £406,200 | £446,315 | 186 |
| 2022 | £380,000 | £445,593 | 331 |
| 2021 | £373,000 | £472,266 | 247 |
| 2020 | £357,000 | £463,215 | 141 |
| 2019 | £345,000 | £452,212 | 143 |
| 2018 | £358,100 | £477,354 | 166 |
| 2017 | £355,000 | £484,184 | 192 |
| 2016 | £335,000 | £468,668 | 207 |
| 2015 | £299,800 | £423,617 | 210 |
| 2014 | £248,000 | £351,831 | 218 |
| 2013 | £198,500 | £285,622 | 190 |
| 2012 | £184,000 | £270,825 | 177 |
| 2011 | £171,000 | £258,144 | 185 |
| 2010 | £180,000 | £282,286 | 141 |
| 2009 | £175,000 | £281,314 | 132 |
| 2008 | £193,000 | £316,368 | 211 |
| 2007 | £187,000 | £317,204 | 465 |
| 2006 | £175,000 | £303,778 | 393 |
| 2005 | £165,000 | £293,634 | 316 |
| 2004 | £165,500 | £300,580 | 511 |
| 2003 | £152,000 | £280,021 | 459 |
| 2002 | £123,000 | £231,423 | 409 |
| 2001 | £95,000 | £182,633 | 405 |
| 2000 | £82,000 | £160,925 | 376 |
| 1999 | £68,000 | £135,520 | 325 |
| 1998 | £62,000 | £125,151 | 298 |
| 1997 | £58,500 | £119,972 | 339 |
| 1996 | £51,500 | £108,611 | 299 |
| 1995 | £50,100 | £108,910 | 282 |
In cash terms the typical SE2 home went from £50,100 in 1995 to £425,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 290%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE2 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 2002 (+29.5% on the year before); the weakest, 2009 (−9.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 63% of the typed total. In 2021, the last year both were recorded here, a detached home traded at £590,000 against £258,000 for a flat, 2.3 times the price.
Median by property type, SE2
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £590,000 (2021) | – | 126 |
| Semi-detached | £437,000 | 13 | 1,119 |
| Terraced | £445,000 | 49 | 5,305 |
| Flats | £275,000 | 11 | 1,817 |
What SE2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.4% | −2.7% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +4.5% | +1.7% |
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.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 160 SE2 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 417 sales a year before the financial crisis and 195 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.
Reading the SE2 market
Among the 28 measurable districts of its area, SE2 ranks 23 by median price: towards the affordable end.
What homes rent for around SE2
For renting purposes SE2 sits in Greenwich. The ONS average private rent there is £1,952 a month (May 2026). 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 £425,000 median purchase price, a rent of £1,952 a month (£23,424 a year) works out at a 5.5% 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: SE2 (Abbey Wood)
Is SE2 (Abbey Wood) a good place to buy a house?
How much did a house sell for in SE2 (Abbey Wood)?
Are property prices falling in SE2 (Abbey Wood)?
What happens to SE2 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 14% over five years in cash but down 10% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in SE2 now
Everything above is what homes in SE2 sold for. This is what you could actually buy today: 48 homes currently on the market from an agent publishing to HomesIndex, at a typical asking price level with the SE2 median sold price.
Of everything listed here, 19% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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
What homes of each size actually sold for across the SE area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SE2 ranks 2 of 28 in the SE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside SE2, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE2 0 | £465,000 | 43 |
| SE2 9 | £402,000 | 32 |
How SE2 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 | £620,000 | -3% |
| SE21 | £608,500 | -10% |
| SE4 | £562,500 | +0% |
| SE1 | £550,000 | -21% |
| SE27 | £550,000 | +5% |
| SE3 | £520,000 | +3% |
| SE15 | £520,000 | -2% |
| SE10 | £507,500 | -14% |
| SE7 | £505,000 | +4% |
| SE17 | £505,000 | +1% |
| SE26 | £500,000 | +9% |
| SE23 | £498,900 | +4% |
| SE5 | £487,500 | +4% |
| SE11 | £475,000 | -15% |
| SE9 | £472,800 | +6% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £446,200 | -6% |
| SE19 | £441,500 | -2% |
| SE13 | £435,000 | +1% |
| SE2 (this report) | £425,000 | +14% |
| SE18 | £415,000 | +2% |
Selling a home in SE2? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE2, use the average prices map for a rough value: zoom from SE2's shading down to the sold homes on your own street. The figures above are every recorded SE2 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE2.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE2. Free, with a one click sign in.
See every individual SE2 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.
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.