Local market reports › SE area › SE28 › SE28 8
Thamesmead market report SE28 8, London
The SE28 8 (Thamesmead) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 7,390 sales recorded by HM Land Registry in SE28 8 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
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 SE28 8 (London) came in at £367,500, out of 42 registered, up 20% on five years earlier, and the mean stands at £351,200, and by floor area homes here have averaged about £4,840 per square metre over the last five years. The record behind it is 7,390 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE28 8 is a postcode sector: one group of streets inside SE28 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SE28 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 SE28 8 sells for
Across 42 registered 2026 sales, the typical (median) SE28 8 home went for £367,500. The mean is £351,200, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in SE28 8
Measured by floor area, the last five years of SE28 8 sales average about £4,840 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so SE28 8 trades 29% above the country as a whole.
A typical SE28 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 | £367,500 | £367,500 | 42 |
| 2025 | £356,000 | £364,513 | 98 |
| 2024 | £358,000 | £380,628 | 65 |
| 2023 | £350,000 | £384,565 | 73 |
| 2022 | £335,000 | £392,826 | 85 |
| 2021 | £305,000 | £386,169 | 99 |
| 2020 | £290,000 | £376,281 | 76 |
| 2019 | £284,500 | £372,911 | 78 |
| 2018 | £275,000 | £366,580 | 110 |
| 2017 | £277,500 | £378,482 | 108 |
| 2016 | £250,000 | £349,752 | 143 |
| 2015 | £230,000 | £324,990 | 129 |
| 2014 | £188,500 | £267,420 | 136 |
| 2013 | £157,500 | £226,627 | 119 |
| 2012 | £161,000 | £236,972 | 83 |
| 2011 | £157,000 | £237,010 | 52 |
| 2010 | £165,000 | £258,762 | 71 |
| 2009 | £150,000 | £241,126 | 57 |
| 2008 | £180,000 | £295,058 | 149 |
| 2007 | £175,000 | £296,849 | 365 |
| 2006 | £160,500 | £278,607 | 315 |
| 2005 | £162,000 | £288,295 | 369 |
| 2004 | £157,000 | £285,143 | 466 |
| 2003 | £145,000 | £267,125 | 594 |
| 2002 | £126,500 | £238,009 | 682 |
| 2001 | £113,000 | £217,237 | 814 |
| 2000 | £82,000 | £160,925 | 517 |
| 1999 | £72,000 | £143,492 | 455 |
| 1998 | £62,000 | £125,151 | 369 |
| 1997 | £50,000 | £102,540 | 257 |
| 1996 | £47,000 | £99,121 | 227 |
| 1995 | £46,500 | £101,084 | 187 |
In cash terms the typical SE28 8 home went from £46,500 in 1995 to £367,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 264%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 6% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE28 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 2001 (+37.8% on the year before); the weakest, 2009 (−16.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE28 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.2% | +0.8% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +3.9% | +0.5% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Sales activity in SE28 8
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.
SE28 8 recorded 42 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 515 sales a year before the financial crisis and 73 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How SE28 8 trades
This is a thin market: 42 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Rents around SE28 8
SE28 8 falls under Greenwich, where the ONS puts the average private rent 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.
Set against the £367,500 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.
SE28 8 (Thamesmead): the questions that come up
Is SE28 8 (Thamesmead) a good place to buy a house?
How much did a house sell for in SE28 8 (Thamesmead)?
Are property prices falling in SE28 8 (Thamesmead)?
Are SE28 8 prices heading up or down?
The record answers a different question than "what happens next": the median is up 20% over five years in cash but down 5% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in SE28 now
The live side of the market holds 24 homes at the moment, listed by 2 agents publishing to HomesIndex.
These cover the whole SE28 district, not just SE28 8: live asking prices are collected per district.
50% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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 →
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.
Bedroom by bedroom: SE prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. 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%) | — |
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. 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.
SE area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full 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 0 | £364,000 | 34 |
Zoom out to the full SE28 district report for the type split, monthly volumes and how SE28 compares with its neighbours.
Selling in SE28 8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE28 8, use the average prices map for a rough value: zoom from SE28 8's shading down to the sold homes on your own street. The figures above are every recorded SE28 8 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 SE28 8.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE28 8. Free, with a one click sign in.
Two maps carry on from here: every SE28 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.