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SE28 is a postcode district in the SE (South-East London) postcode area, covering 7.2 km². Prices, sales and comparisons below are for homes sold in the twelve months to July 2026, from HM Land Registry sales matched to their energy certificate.
In the twelve months to July 2026, homes sold in SE28 (Thamesmead) went for a median £4,541 per square metre, -18.3% on the previous twelve months and +8.6% on five years earlier. The median price paid was £330,000, across 202 sales (322 in the twelve months before).
That is 29.0% below the median for the SE postcode area (£6,395) and 28.6% below London as a whole (£6,364), ranking SE28 217th of 219 London postcode districts by price per square metre and 28th of 28 in SE. Closest in price across London: IG11 Barking (£4,569) and CR7 Thornton Heath (£4,491).
36% of the homes sold were flats or maisonettes, the median home sold had 66 m² of floor space and 3% were new builds. Flats sold for a median £250,000 and houses for £370,000.
Of the 7 districts bordering SE28, 7 are dearer per square metre. The dearest is E16 Canning Town and Royal Docks at £5,957 and the cheapest IG11 Barking at £4,569.
| Median £/m² | 12-month change | |
|---|---|---|
| SE28 Thamesmead | £4,541 | -18.3% |
| South-East London (SE) | £6,395 | -3.0% |
| London | £6,364 | -2.9% |
Each point is the median price per square metre of the homes sold in the twelve months to that month. Months with fewer than 30 sales in SE28 are left blank.
| Period | 12 months to | Median £/m² | Change to latest |
|---|---|---|---|
| Latest | Jul 2026 | £4,541 | |
| One year earlier | Jul 2025 | £5,559 | -18.3% |
| Five years earlier | Jul 2021 | £4,180 | +8.6% |
| First in the series | May 1995 | £702 | +546.9% |
Land Registry sales in SE28 matched to the home's energy certificate, the sales every figure on this page is computed from.
SE28's Location Premium is -33.1%: in CityDataLab's factor model fitted to July 2026, an otherwise identical home (same size, type, age and energy rating) is priced 33.1% less per square metre in SE28 than in a district at the average London district price level.
The model measures a district's location by its median price per m² over the previous twelve months, in standard deviations across London's postcode districts. SE28 sits 1.15 standard deviations below the average district. The Location Premium is the part of a home's price per m² the model puts down to that location; the rest depends on the home itself and on the market as a whole. How each factor's Premium has moved · Price a home with the property calculator.
Districts that share a border with SE28, dearest first.
| District | Median £/m², 12 months | 12-month change | Median price paid | Sales, 12 months | Vs SE28 |
|---|---|---|---|---|---|
| E16 Canning Town and Royal Docks | £5,957 | -9.8% | £400,000 | 473 | +31.2% |
| SE18 Woolwich and Plumstead | £5,267 | -1.2% | £415,000 | 532 | +16.0% |
| RM9 Dagenham | £5,148 | +4.2% | £371,750 | 246 | +13.4% |
| SE2 Abbey Wood | £5,055 | +1.1% | £423,000 | 203 | +11.3% |
| E6 East Ham | £5,000 | +0.0% | £425,000 | 323 | +10.1% |
| DA17 Belvedere | £4,624 | +1.3% | £365,000 | 154 | +1.8% |
| IG11 Barking | £4,569 | -4.9% | £352,500 | 307 | +0.6% |
Prices are HM Land Registry price paid data for homes sold in SE28, each matched by address to its MHCLG energy performance certificate for the floor area. Price per m² is the price paid divided by that floor area; medians are taken over the twelve months to the month shown, and districts, their postcode area and London are always compared over the same twelve months. Sales without a matched certificate, and non-residential and "other" sales, are not counted. Neighbouring districts are those sharing a border on the postcode district maps by Wikipedia contributors (CC BY-SA 3.0). See how CityDataLab's factor model works.