Postcode · London

SE28 8AA area guide

Who lives in SE28 8AA, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Thamesmead Birchmere Park
Council: Greenwich
Region: London
Neighbourhood population: 1,539 (2024)

SE28 8AALondon

At a glance

What SE28 8AA is like

SE28 8AA is a postcode in the Thamesmead Birchmere Park area of Greenwich. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,539 people. 12.6% of households own their home, 8.5% rent privately and 78.3% are in social housing. The largest age group is 5–9, and 52.4% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average. Homes in SE28 8 sold for a median of £364,500 over the year to August 2026.

Scores

How SE28 8AA compares

Headline figures for SE28 8AA, set against England as a whole.

AffluenceMore

2.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 52.0 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£364,500

Median over 84 sales in SE28 8, +2.2% on the year before.

TransportMore

7.0/ 10

Very good: 3 stations within a mile, 31 bus stops within 800m.

SchoolsMore

94%

Rated good or better across 17 inspected schools within 1 mile.

Household incomeMore

£62,956

Average annual income before tax, higher than 73% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where SE28 8AA differs most from the national average.

01
Higher crime than mostLook closer
52.0 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
02
More deprived than mostLook closer
Scores 2.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
03
A lot of social housingLook closer
78.3% of homes are social housing, against 17.1% across England.
04
Well connectedPositive
3 stations within a mile and 31 bus stops within a ten-minute walk.
05
Well-rated schoolsPositive
94% of the inspected schools nearby are rated good or better.

Questions

SE28 8AA FAQs

Is SE28 8AA a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 52.0 per 1,000 people a year, band 8 of 10 nationally. 94% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in SE28 8AA?

The median sale price over the last year was £364,500.

Homes in SE28 8 sold for a median of £364,500 across 84 sales in the year to August 2026, +2.2% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is SE28 8AA safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 52.0 offences per 1,000 people a year around SE28 8AA, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in SE28 8AA?

Age, home ownership and housing from the census.

The largest age group is 5–9, at 10.1% of residents. 12.6% of households own their home. The most common property type is purpose-built flat (77.2%).

Which council covers SE28 8AA?

The local authority for SE28 8AA is Greenwich.

SE28 8AA comes under Greenwich in London. Council tax, planning applications and bin collections are handled there.

How well connected is SE28 8AA?

Connectivity scores 7.0 out of 10.

There are 31 bus stops within 800m and 3 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Abbey Wood Station, 0.8 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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