A typical Thamesmead home sells for about £344,000, and at that money you can still buy a house with stairs and a front door of its own in this corner of London. A terrace goes for about £365,000. A flat goes for about £260,000. Detached houses barely come up. Prices have hardly moved in a year, and buyers who held out for a crash have spent that year paying rent.
The Land Registry recorded 153 sales in the year to May 2026, at a median of about £344,000. Terraced houses made up most of them, 82 sales at a median of £365,000, and flats came next with 50 sales at about £259,000. The 15 semi-detached houses also had a median of £365,000. Only six detached houses sold, at a median of £475,000, so a detached house in Thamesmead turns up about as often as a train does.
Over the same stretch, the official house price index for the wider area this sits in rose 0.1% in the year to May 2026. That is about as close to standing still as a published index gets. Flats in that index fell 1.8%, so a buyer looking at a flat has slightly more bargaining power than one looking at a house, and a landlord selling one has slightly less.
Council tax here is mostly band C, and about 36% of homes are in bands A or B. A band D bill runs to about £2,110 a year, which is the easiest number to hold up against what you pay now. Most homes are below band D, so most bills here come in lower than that.
For renters, Greenwich gives a typical private rent of about £1,950 a month as of April 2026, up about 4% on a year earlier. That is the Office for National Statistics' mean for the whole council area, so Thamesmead's own streets are folded in with the rest of the borough. Within Greenwich it runs from about £1,530 for one bedroom and £1,890 for two up to £2,190 for three and about £2,940 for four or more. The index has no studio or room rents. Buyers' prices stayed flat while rents went up, and every landlord in the area has noticed.
The Office for National Statistics models gross household income across the area, before tax, at about £64,000 for the financial year to March 2023. Against a median sale price of about £344,000, a household on that income can reach a flat comfortably and a terrace with some effort. In much of London that is no longer true. The income figure is a few years old and covers the whole household, so a single buyer on half of it is having a different conversation with the bank.
The median price per square metre is about £5,000, across the 84% of sales that could be matched to an energy certificate's floor area. The typical floor area behind those sales is about 66 square metres, so the money buys modest rooms. Get the floor area from the energy certificate for any home you look at, because a few square metres either way move the price more than the postcode does.
Census 2021 counted about 21% of homes with one bedroom, 39% with two, 30% with three and 11% with four or more. Two bedrooms is the standard Thamesmead home. The three-bedroom houses families queue for are less than a third of the stock, and anything bigger is down to about one in ten.
This is the cheap end of London that has stayed cheap for long enough to count as a feature. On price, Thamesmead is one of its own strong points, and the buyers who gain most are the ones after a terrace.