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Thamesmead market report SE28, London
The SE28 (Thamesmead) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 12,836 sales recorded by HM Land Registry in SE28 (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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for SE28 (London) is £367,500, from 76 registered sales, up 19% on five years earlier; the mean is £361,500, and by floor area homes here have averaged about £5,040 per square metre over the last five years. Behind the figures sit 12,836 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SE28 is a postcode district covering Thamesmead in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SE28 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.
The going rate for a home in SE28
Take the 76 registered 2026 sales in SE28 and the middle price, the median, is £367,500. The mean lands at £361,500, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in SE28
Measured by floor area, the last five years of SE28 sales average about £5,040 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.
Set against the £285,000 England and Wales median, SE28 sits 29% above the national market.
SE28's median sold price, 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 | £367,500 | £367,500 | 76 |
| 2025 | £355,000 | £363,489 | 219 |
| 2024 | £360,000 | £382,754 | 249 |
| 2023 | £346,200 | £380,389 | 166 |
| 2022 | £313,000 | £367,028 | 148 |
| 2021 | £310,000 | £392,500 | 168 |
| 2020 | £285,000 | £369,793 | 117 |
| 2019 | £284,000 | £372,256 | 145 |
| 2018 | £280,000 | £373,245 | 189 |
| 2017 | £289,000 | £394,167 | 225 |
| 2016 | £259,000 | £362,344 | 257 |
| 2015 | £235,000 | £332,055 | 265 |
| 2014 | £200,000 | £283,735 | 281 |
| 2013 | £160,000 | £230,224 | 194 |
| 2012 | £163,000 | £239,916 | 145 |
| 2011 | £157,200 | £237,312 | 110 |
| 2010 | £168,000 | £263,467 | 113 |
| 2009 | £153,500 | £246,753 | 94 |
| 2008 | £180,500 | £295,878 | 253 |
| 2007 | £183,000 | £310,419 | 683 |
| 2006 | £190,000 | £329,816 | 837 |
| 2005 | £183,500 | £326,556 | 872 |
| 2004 | £160,000 | £290,591 | 1,034 |
| 2003 | £152,000 | £280,021 | 1,040 |
| 2002 | £128,000 | £240,831 | 1,109 |
| 2001 | £114,000 | £219,159 | 1,153 |
| 2000 | £85,000 | £166,813 | 735 |
| 1999 | £78,000 | £155,450 | 725 |
| 1998 | £60,000 | £121,114 | 432 |
| 1997 | £48,800 | £100,079 | 314 |
| 1996 | £46,000 | £97,012 | 271 |
| 1995 | £46,400 | £100,866 | 217 |
In cash terms the typical SE28 home went from £46,400 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 2017. The market now sits about 7% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE28 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 (+34.1% on the year before); the weakest, 2009 (−15.0%). 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, 52% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £485,000 against £314,000 for a flat, a 54% premium.
Median by property type, SE28
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 | £485,000 (2025) | – | 260 |
| Semi-detached | £357,500 (2025) | – | 1,089 |
| Terraced | £375,000 | 47 | 6,687 |
| Flats | £283,000 | 21 | 4,750 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.5% | +1.1% |
| 5 years (since 2021) | +3.5% | −1.3% |
| 10 years (since 2016) | +3.6% | +0.1% |
| 20 years (since 2006) | +3.4% | +0.5% |
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.
How many homes change hands in SE28
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 152 SE28 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 933 sales a year before the financial crisis and 172 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.
What kind of market SE28 is
SE28 is currently the cheapest district of its postcode area by median price, which cuts both ways: the lowest entry price, and the least priced-in expectation.
What homes rent for around SE28
The local authority for SE28 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.
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.
Common questions on SE28 (Thamesmead)
Are property prices falling in SE28 (Thamesmead)?
Is SE28 (Thamesmead) a good place to buy a house?
How much did a house sell for in SE28 (Thamesmead)?
Are SE28 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 19% over five years in cash but down 6% 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
Everything above is what homes in SE28 sold for. Turning to what is actually available: 24 homes on the market right now, from 2 agents publishing to HomesIndex, at a typical asking price 6% below the SE28 median sold price.
Of everything listed here, 50% asks less than the sold record of comparable homes. 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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
The price of an extra bedroom in SE
Real sold prices by size across the SE area, straight 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
SE28 ranks 1 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside SE28, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE28 0 | £364,000 | 34 |
| SE28 8 | £367,500 | 42 |
How SE28 compares nearby
Same city, different markets. The dearest districts of the SE area, and SE28 itself, which ranks 28 of 28 by median price:
| 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 | £425,000 | +14% |
| SE28 (this report) | £367,500 | +19% |
Thinking of selling in SE28? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE28'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 SE28: the featured spot on this report is free for founding agents, one per district. Claim SE28.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE28. Free, with a one click sign in.
Two maps carry on from here: every SE28 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.
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.