Postcode · London

SE28 8BE area guide

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

Neighbourhood: West Thamesmead
Council: Greenwich
Region: London
Neighbourhood population: 2,594 (2024)

SE28 8BELondon

At a glance

What SE28 8BE is like

SE28 8BE is a postcode in the West Thamesmead area of Greenwich. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 2,594 people. 31.9% of households own their home, 34.5% rent privately and 30.2% are in social housing. The largest age group is 5–9, and 55.3% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is 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 8BE compares

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

AffluenceMore

3.0/ 10

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

CrimeMore

8/ 10

Higher than most: 42.5 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

5.0/ 10

Good: 1 station within a mile, 23 bus stops within 800m.

SchoolsMore

94%

Rated good or better across 16 inspected schools within 1 mile.

Household incomeMore

£68,969

Average annual income before tax, higher than 83% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where SE28 8BE differs most from the national average.

01
A big private rental marketPositive
34.5% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A student area
14.4% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
03
Higher crime than mostLook closer
42.5 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
04
More deprived than mostLook closer
Scores 3.0 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.
05
A lot of social housingLook closer
30.2% of homes are social housing, against 17.1% across England.

Questions

SE28 8BE FAQs

Is SE28 8BE a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 42.5 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 5.0 out of 10 (good).

How much does a house cost in SE28 8BE?

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 8BE safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 42.5 offences per 1,000 people a year around SE28 8BE, above the 31.1 average across England and Wales, band 8 of 10.

Who lives in SE28 8BE?

Age, home ownership and housing from the census.

The largest age group is 5–9, at 10% of residents. 31.9% of households own their home. The most common property type is purpose-built flat (39.8%).

Which council covers SE28 8BE?

The local authority for SE28 8BE is Greenwich.

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

How well connected is SE28 8BE?

Connectivity scores 5.0 out of 10.

There are 23 bus stops within 800m and 1 station or tram stop within a mile, scoring 5.0 out of 10 (good). The nearest station is Barking Riverside Pier, 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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