Local market reports › SE area › SE28 › SE28 0
Thamesmead market report SE28 0, London
The SE28 0 (Thamesmead) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,446 registered sales in SE28 0 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in SE28 0 (London) sold for £364,000 in 2026, the median of 34 registered sales, up 15% on five years earlier. The mean was £374,100, and by floor area homes here have averaged about £5,230 per square metre over the last five years. The figures cover 5,446 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like SE28 0 is a single group of streets within SE28 (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 SE28 0 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 SE28 0 sells for
34 sales were registered in SE28 0 in 2026, and the middle one of them, the median, went for £364,000. The mean works out at £374,100, almost on top of it, so sales bunch tightly around the typical price.
SE28 0 prices by floor area
Per square metre, SE28 0 homes have averaged around £5,230 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so SE28 0 trades 28% above the country as a whole.
The price of a typical SE28 0 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £364,000 | £364,000 | 34 |
| 2025 | £342,000 | £350,178 | 121 |
| 2024 | £390,000 | £414,650 | 184 |
| 2023 | £340,000 | £373,577 | 93 |
| 2022 | £290,000 | £340,058 | 63 |
| 2021 | £317,500 | £401,996 | 69 |
| 2020 | £280,000 | £363,306 | 41 |
| 2019 | £280,000 | £367,013 | 67 |
| 2018 | £295,000 | £393,241 | 79 |
| 2017 | £295,000 | £402,350 | 117 |
| 2016 | £265,000 | £370,738 | 114 |
| 2015 | £240,000 | £339,120 | 136 |
| 2014 | £210,000 | £297,922 | 145 |
| 2013 | £161,000 | £231,663 | 75 |
| 2012 | £171,500 | £252,427 | 62 |
| 2011 | £158,200 | £238,821 | 58 |
| 2010 | £170,500 | £267,388 | 42 |
| 2009 | £165,000 | £265,239 | 37 |
| 2008 | £184,000 | £301,615 | 104 |
| 2007 | £190,000 | £322,293 | 318 |
| 2006 | £210,000 | £364,533 | 522 |
| 2005 | £216,000 | £384,393 | 503 |
| 2004 | £168,000 | £305,121 | 568 |
| 2003 | £180,000 | £331,604 | 446 |
| 2002 | £130,000 | £244,594 | 427 |
| 2001 | £115,000 | £221,082 | 339 |
| 2000 | £98,400 | £193,110 | 218 |
| 1999 | £85,000 | £169,401 | 270 |
| 1998 | £54,500 | £110,012 | 63 |
| 1997 | £48,000 | £98,438 | 57 |
| 1996 | £42,000 | £88,576 | 44 |
| 1995 | £45,000 | £97,823 | 30 |
In cash terms the typical SE28 0 home went from £45,000 in 1995 to £364,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 272%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2024; the current median sits about 12% below that. Someone who bought at the 2024 peak has not yet seen that price back in real terms.
Year-on-year change in the SE28 0 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 (+56.0% on the year before); the weakest, 2025 (−12.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.4% | +3.9% |
| 5 years (since 2021) | +2.8% | −2.0% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +2.8% | 0.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in SE28 0
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, 34 sales completed in SE28 0. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 418 sales a year before the financial crisis and 99 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 SE28 0 is
Only 34 sales completed here in the last twelve months of data, which makes SE28 0 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.
The rental side of SE28 0
For renting purposes SE28 0 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.
Set against the £364,000 median sold price, £1,952 a month is £23,424 a year, a gross yield of 6.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Asked and answered: SE28 0 (Thamesmead)
Is SE28 0 (Thamesmead) a good place to buy a house?
How much did a house sell for in SE28 0 (Thamesmead)?
Are property prices falling in SE28 0 (Thamesmead)?
Are SE28 0 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 15% over five years in cash but down 9% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in SE28 today
Turning to what is actually available: 24 homes on the market right now, from 2 agents publishing to HomesIndex.
These cover the whole SE28 district, not just SE28 0: live asking prices are collected per district.
50% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Martin Street, London, London
- Greenhaven Drive, Thamesmead, London, SE28 8FY, Thamesmead
- Bertrand Way, Thamesmead, SE28, London
"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 SE28 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.
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. 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%) | — |
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.
Winners and losers across the SE area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE28
Sector boundaries hide real price steps. The rest of SE28, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE28 8 | £367,500 | 42 |
Zoom out to the full SE28 district report for the type split, monthly volumes and how SE28 compares with its neighbours.
Selling a home in SE28 0? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE28 0, open the average prices map and zoom from the SE28 0 shading down to the sold homes on your own street. Every recorded SE28 0 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 SE28 0: the featured spot on this report is free for founding agents, one per district. Claim SE28 0.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE28 0. Free, with a one click sign in.
See every individual SE28 0 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.