Where to Buy Property Investments in Greenwich: Yields of 5.9%
Greenwich's 10 postcodes deliver gross rental yields from 3.8% to 5.9%, with SE28 (Thamesmead) leading at 5.9% on an asking price of £360,759. The Royal Borough of Greenwich sits in south-east London, south of the Thames, with an average sold price of £477,909. That is 64.5% above England's average of £290,437 and 13.8% below London's £554,422.
Asking prices range from £360,759 in SE28 to £548,789 in SE3 (Blackheath), a spread of £188,030 across the borough. Monthly rents run from £1,662 in DA15 (Sidcup, Blackfen) to £2,315 in SE10 (Greenwich town). The borough recorded 289,068 residents at the 2021 Census, up 13.56% from 254,557 in 2011. Greenwich covers 18.28 square miles across 10 postcode districts.
This guide covers all 10 postcodes in the Royal Borough of Greenwich (ONS code E09000011): DA15, DA16, SE2, SE3, SE7, SE8, SE9, SE10, SE18, and SE28. Neighbouring boroughs include Lewisham to the west and Bexley to the east. Greenwich is part of London. Note that DA15 and DA16 straddle the Greenwich/Bexley boundary, and SE8 straddles Greenwich/Lewisham. PropertyData figures for these postcodes cover the full postcode district.
Article updated: April 2026
Greenwich Buy-to-Let Market Overview 2026
Greenwich combines regeneration-driven yield postcodes along the Thames corridor with established residential areas further south, producing a wide spread of investment profiles across 10 postcodes.
- Average sold price: £477,909 (64.5% above England's £290,437)
- Asking price range: £360,759 (SE28, Thamesmead) to £548,789 (SE3, Blackheath)
- Rental yields: 3.8% (DA15) to 5.9% (SE28) across 10 postcodes with rental data
- Rental income: Monthly rents from £1,662 (DA15) to £2,315 (SE10)
- Price per sq ft: House prices from £454/sq ft (SE28) to £697/sq ft (SE10)
- Market activity: Sales ranging from 9 per month (SE7) to 45 per month (SE9)
- Deposit requirements: 30% deposits range from £108,228 (SE28) to £164,637 (SE3)
- Affordability ratios: Property prices from 8.0 to 12.1 times Greenwich's median annual salary of £45,274
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Greenwich?
Greenwich's population grew 13.56% between 2011 and 2021, from 254,557 to 289,068 residents. That growth rate outpaces the England and Wales average of 6.3% over the same period. The borough sits south of the Thames in south-east London, stretching from the Greenwich Peninsula and Woolwich riverside in the north to Eltham and Blackheath in the south.
The Royal Borough has direct rail connections to central London through the Jubilee line at North Greenwich, the Elizabeth line at Woolwich and Abbey Wood, and DLR stations at Greenwich, Cutty Sark, Deptford Bridge, Elverson Road, and Woolwich Arsenal. National Rail services operated by Southeastern connect stations across the borough to Dartford, north Kent, and central London termini. A confirmed DLR extension to Thamesmead, funded at £1.62 billion with construction starting in 2028, will add further connectivity to the SE28 postcode area.
The University of Greenwich operates its main campus on a World Heritage Site by the Thames and its Avery Hill campus in Eltham (SE9). Lewisham and Greenwich NHS Trust runs Queen Elizabeth Hospital in Woolwich, opened in March 2001, serving residents across Greenwich and Bexley.
Greenwich Economic Summary
- Population: 289,068 (2021 Census). Growth of 13.56% from 2011.
- Median annual salary: £45,274 (Greenwich), £46,415 (London region), £39,125 (Great Britain)
- Employment rate: 73.0% (Greenwich)
- Unemployment rate: Not available (sample size suppressed)
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025)
Regeneration and Investment in Greenwich
Over £3.6 billion in confirmed funding is directed at Greenwich's Thames corridor, covering 22,000+ planned homes across three major schemes. The regeneration pipeline stretches from the Greenwich Peninsula through Woolwich to Thamesmead, with transport upgrades running alongside housing delivery.
- Greenwich Peninsula (Under construction, 17,000+ homes planned): Knight Dragon's 30-year masterplan covers 170 acres on Greenwich Peninsula, with an Allies and Morrison masterplan and Mace appointed to a £2 billion construction framework. The project is roughly 40% complete as of 2026, with homes, public spaces, and commercial facilities delivering across multiple phases to an estimated completion around 2043. Updates at Greenwich Peninsula.
- Royal Arsenal, Woolwich (Under construction, 5,000+ homes planned): This 36-hectare former military site has delivered over 3,500 homes since construction began in 2001, with renovation of 23 listed buildings and £25 million in Future High Streets Fund and Heritage Action Zone funding. The project continues to approximately 2030 alongside the Woolwich Elizabeth line station, which opened in May 2022. Updates at Royal Borough of Greenwich.
- DLR Extension to Thamesmead (Confirmed, £1.62 billion): Government funding was confirmed in November 2025 for a new DLR line extending into Thamesmead (SE28), with a £1.62 billion budget announced in February 2026. Construction is due to start in 2028, with completion in the early 2030s, connecting one of the borough's most affordable postcodes directly to central London. Updates at Royal Borough of Greenwich.
Greenwich Property Market Analysis
When Was the Last House Price Crash in Greenwich?
Greenwich's average property price peaked at £254,533 in April 2008 before falling 16.9% to a trough of £211,456 in June 2009. That 14-month decline was slightly less severe than London's 17.8% peak-to-trough fall and England's 18.2% decline over the same crisis period. Greenwich is covered by the HM Land Registry area for Greenwich, so all sold property prices are available at this level.
Here is the full cycle-by-cycle breakdown from January 1995 to January 2026:
- 1995-2007 (The Boom): Greenwich started at £65,784 in January 1995 and rose to £251,525 by December 2007, a 282.3% increase over 13 years. Annual growth regularly exceeded 10%, peaking above 20% in the early 2000s.
- 2008-2009 (The Financial Crisis): Prices peaked at £254,533 in April 2008. The worst annual change reading was -16.9% in June 2009. Prices fell to a trough of £211,456 in June 2009, a decline of £43,077 or 16.9%. Greenwich's decline was less than both the London-wide figure of 17.8% and the England-wide figure of 18.2%.
- 2009-2010 (Recovery begins): From the June 2009 trough, prices recovered quickly. By October 2009, the annual change reading had returned to 0.0%, and by mid-2010 annual growth was back above 12%.
- 2011-2013 (Steady rebuilding): Prices fluctuated between £230,000 and £260,000. Greenwich's market moved sideways as the broader London market found its footing.
Recovery, acceleration, and the pandemic cycle:
- 2012 (Pre-crash peak recovered): By July 2012 the average reached £254,672, surpassing the April 2008 pre-crash peak for the first time. The recovery took 3 years and 1 month from the trough.
- 2014-2016 (Acceleration): Prices climbed from £260,000 at the start of 2014 to £385,751 by January 2016, driven by London-wide demand and the Crossrail/Elizabeth line construction effect on Woolwich and Abbey Wood.
- 2017-2019 (Pre-pandemic levelling): Growth slowed as the London market cooled. Prices moved between £380,000 and £420,000.
- 2020-2022 (Pandemic surge): Prices rose from £419,756 in January 2020 to an all-time high of £494,314 in August 2022, a 17.8% increase. The stamp duty holiday and shift in housing preferences drove demand.
- 2023 (Rate shock): Prices pulled back to £439,931 by June 2023, a 6.7% annual decline from the August 2022 peak period. Rising mortgage rates cooled the market sharply.
- 2024-2026 (Current): Prices recovered to £477,909 by January 2026, with annual growth of 2.3%. The market has stabilised below its 2022 peak but above pre-pandemic levels.
Long-term growth summary:
- 5 years (2021-2026): 9.8% growth (£435,387 to £477,909)
- 10 years (2016-2026): 23.9% growth (£385,751 to £477,909)
- 15 years (2011-2026): 96.6% growth (£243,139 to £477,909)
- 20 years (2006-2026): 123.9% growth (£213,487 to £477,909)
- 30 years (1996-2026): 625.1% growth (£65,908 to £477,909)
Greenwich's 16.9% crash in 2008-2009 was shallower than both the London and England averages. The 3-year recovery to pre-crash levels was relatively fast for a London borough. More recently, the 2023 correction of 6.7% was brief, and prices have since recovered most of the lost ground. The 30-year trajectory shows that Greenwich property has delivered sustained long-term capital growth through multiple economic cycles.
Source: HM Land Registry House Price Index for Greenwich, January 1995 to January 2026.
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View Property DealsSold House Prices in Greenwich
The average sold price in Greenwich is £477,909, which is 64.5% above England's average of £290,437. Greenwich sits 13.8% below London's average of £554,422. The gap between Greenwich and England varies significantly by property type, with detached houses showing a 118.6% premium over England while flats show a 67.7% premium.
| Property Type | Greenwich Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £1,024,384 | £468,546 | +118.6% |
| Semi-detached houses | £726,598 | £288,046 | +152.3% |
| Terraced houses | £559,710 | £243,580 | +129.8% |
| Flats and maisonettes | £366,435 | £218,449 | +67.7% |
| All property types | £477,909 | £290,437 | +64.5% |
Detached houses in Greenwich average £1,024,384, more than double the England average of £468,546. The detached market is concentrated in SE3 (Blackheath) and SE9 (Eltham), where larger period and inter-war properties drive the premium. Detached stock is scarce across the riverside postcodes, which limits supply and keeps prices high.
Semi-detached houses show the largest premium at 152.3%, averaging £726,598 against England's £288,046. Greenwich's semi-detached stock sits in the suburban south of the borough. SE9 has the highest volume of semi-detached sales, reflecting the Eltham and Mottingham housing mix.
Terraced houses average £559,710, a 129.8% premium over England's £243,580. Victorian and Edwardian terraces are common in SE10 (Greenwich town), SE8 (Deptford), and SE18 (Woolwich), with conversion flats sharing those streets. The premium reflects London location pricing rather than unusual housing quality.
Flats and maisonettes at £366,435 carry the smallest premium (67.7%) over England's £218,449. New-build flats dominate the riverside developments in SE10, SE18, and SE28, where regeneration projects have added significant flatted stock. The volume of new supply in these areas has kept the flat premium lower relative to houses.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Greenwich
The price per square foot strips out property size differences and reveals where buyers pay the most for each unit of space. In Greenwich, that range runs from £454 per square foot in SE28 (Thamesmead) to £697 in SE10 (Greenwich town). SE10 and SE3 command the highest rates, reflecting their riverside and heritage locations.
| Rank | Area | Price Per Sq Ft |
|---|---|---|
| 1 | SE28 (Thamesmead) | £454 |
| 2 | SE2 (Abbey Wood, Thamesmead West) | £474 |
| 3 | SE18 (Woolwich, Plumstead) | £487 |
| 4 | DA16 (Welling, Falconwood) | £493 |
| 5 | SE9 (Eltham, Mottingham) | £504 |
| 6 | DA15 (Sidcup, Blackfen) | £526 |
| 7 | SE7 (Charlton) | £534 |
| 8 | SE8 (Deptford) | £613 |
| 9 | SE3 (Blackheath, Westcombe Park) | £617 |
| 10 | SE10 (Greenwich, Maze Hill) | £697 |
SE10 leads at £697 per square foot, a 53.5% premium over SE28's £454. That gap reflects the difference between Greenwich's World Heritage riverside frontage and Thamesmead's post-war housing estates. SE8 (Deptford) at £613 per square foot sits closer to SE10 than to the borough average, driven by proximity to central London and Deptford's creative quarter reputation. The five postcodes below £500 per square foot (DA16, SE18, SE9, SE2, SE28) all sit in the eastern and southern parts of the borough, where housing stock is newer and more suburban.
For Sale Asking Prices in Greenwich
Asking prices across Greenwich's 10 postcodes range from £360,759 in SE28 (Thamesmead) to £548,789 in SE3 (Blackheath). The mean asking price across all 10 postcodes is £464,891. Five postcodes sit below the borough mean and five above, with a clear divide between the riverside/eastern postcodes and the southern/heritage areas.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | SE28 (Thamesmead) | £360,759 |
| 2 | SE2 (Abbey Wood, Thamesmead West) | £408,457 |
| 3 | SE18 (Woolwich, Plumstead) | £423,942 |
| 4 | SE8 (Deptford) | £444,209 |
| 5 | DA16 (Welling, Falconwood) | £468,460 |
| 6 | SE7 (Charlton) | £470,153 |
| 7 | SE9 (Eltham, Mottingham) | £479,534 |
| 8 | SE10 (Greenwich, Maze Hill) | £512,879 |
| 9 | DA15 (Sidcup, Blackfen) | £531,725 |
| 10 | SE3 (Blackheath, Westcombe Park) | £548,789 |
The £188,030 gap between SE28 and SE3 spans the full range of Greenwich's housing market. SE28 and SE2 at the bottom of the table are the same postcodes that lead the yield rankings. The four most affordable postcodes (SE28, SE2, SE18, SE8) are all along the Thames corridor where regeneration investment is concentrated.
DA15 at £531,725 is the second most expensive postcode despite sitting on the borough's eastern edge. This reflects DA15's suburban housing mix, which includes larger detached properties that push average asking prices higher than inner-borough flatted postcodes. Investors looking for properties listed below their estimated market value can search our below market value properties page.
House Price Growth in Greenwich
SE2 (Abbey Wood) leads Greenwich for five-year price growth at 25.7%, followed by DA16 (Welling) at 14.5% and SE3 (Blackheath) at 10.8%. Two postcodes show negative five-year growth: SE10 at -10.7% and SE8 at -8.7%. SE28 posts a positive 10.0% five-year gain but a -9.9% one-year decline. The growth data reveals which postcodes are gaining value and which have pulled back from pandemic highs.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| SE2 (Abbey Wood, Thamesmead West) | +6.6% | +12.2% | +25.7% |
| DA16 (Welling, Falconwood) | +1.8% | +4.3% | +14.5% |
| SE3 (Blackheath, Westcombe Park) | +9.5% | +4.8% | +10.8% |
| SE9 (Eltham, Mottingham) | -0.1% | +2.5% | +10.3% |
| SE28 (Thamesmead) | -9.9% | +7.6% | +10.0% |
| DA15 (Sidcup, Blackfen) | -0.1% | -2.6% | +9.8% |
| SE18 (Woolwich, Plumstead) | +0.1% | -4.5% | +9.0% |
| SE7 (Charlton) | +1.4% | +4.4% | +3.3% |
| SE8 (Deptford) | -6.6% | -4.1% | -8.7% |
| SE10 (Greenwich, Maze Hill) | -4.6% | -10.2% | -10.7% |
SE2's 25.7% five-year growth stands out as the strongest in the borough, driven by the Elizabeth line opening at Abbey Wood in May 2022. That single infrastructure event transformed SE2's connectivity to central London, and the growth data shows it in the numbers. DA16 and SE9 have also grown steadily, reflecting demand for family-sized suburban housing in the south of the borough. For investors tracking where London prices are moving relative to the national picture, our best buy-to-let locations guide covers the latest data.
SE10 and SE8 are the two postcodes with negative five-year growth, at -10.7% and -8.7% respectively. Both are inner-London postcodes with high concentrations of new-build flats. The pandemic-era price surge hit these areas hardest, and the subsequent correction has left prices below their 2021 levels. SE28's -9.9% one-year decline is notable given its strong five-year figure, suggesting recent softening in the Thamesmead market.
Monthly Property Sales in Greenwich
Sales volume indicates market liquidity, and Greenwich's 10 postcodes show a wide range. SE9 (Eltham) leads at 45 transactions per month, followed by SE18 (Woolwich) at 43 and SE10 (Greenwich) at 30. Higher volumes generally mean faster transactions and more reliable pricing data. Lower volumes can mean longer sale times and less price discovery.
| Area | Sales Per Month | Turnover | Asking Price |
|---|---|---|---|
| SE9 (Eltham, Mottingham) | 45 | 16% | £479,534 |
| SE18 (Woolwich, Plumstead) | 43 | 6% | £423,942 |
| SE10 (Greenwich, Maze Hill) | 30 | 4% | £512,879 |
| DA16 (Welling, Falconwood) | 26 | 24% | £468,460 |
| SE3 (Blackheath, Westcombe Park) | 21 | 4% | £548,789 |
| DA15 (Sidcup, Blackfen) | 20 | 13% | £531,725 |
| SE28 (Thamesmead) | 19 | 13% | £360,759 |
| SE8 (Deptford) | 18 | 7% | £444,209 |
| SE2 (Abbey Wood, Thamesmead West) | 12 | 15% | £408,457 |
| SE7 (Charlton) | 9 | 5% | £470,153 |
SE9's 45 sales per month reflects Eltham's large stock of family houses that turn over regularly. The 16% turnover rate confirms active demand. SE18 matches SE9 for volume at 43 sales per month, but its 6% turnover rate is much lower, indicating a larger total stock base in Woolwich and Plumstead. SE7 (Charlton) at 9 sales per month has the lowest volume in the borough, which means less price transparency and potentially longer sale periods for investors looking to exit.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Greenwich Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Greenwich, the data below breaks down average monthly rents and gross rental yields across the borough's postcodes.
All 10 postcodes have rental data, with monthly rents ranging from £1,662 to £2,315 and yields from 3.8% to 5.9%. If you are looking to build a property portfolio in London, Greenwich's combination of regeneration-driven rental demand and Elizabeth line connectivity puts it on the map for buy-to-let.
Average Rent & Gross Rental Yields in Greenwich
SE28 (Thamesmead) delivers the highest gross rental yield in Greenwich at 5.9%, with a monthly rent of £1,785 on an asking price of £360,759. The top three yield postcodes (SE28, SE18, SE2/SE8) are all along the Thames corridor where regeneration has concentrated new rental stock. SE10, despite commanding the highest rent at £2,315 per month, yields just 5.4% because of its higher asking price.
| Area | Average Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| SE28 (Thamesmead) | £1,785 | £360,759 | 5.9% |
| SE18 (Woolwich, Plumstead) | £2,035 | £423,942 | 5.8% |
| SE8 (Deptford) | £2,130 | £444,209 | 5.8% |
| SE2 (Abbey Wood, Thamesmead West) | £1,926 | £408,457 | 5.7% |
| SE10 (Greenwich, Maze Hill) | £2,315 | £512,879 | 5.4% |
| DA16 (Welling, Falconwood) | £1,851 | £468,460 | 4.7% |
| SE7 (Charlton) | £1,825 | £470,153 | 4.7% |
| SE9 (Eltham, Mottingham) | £1,889 | £479,534 | 4.7% |
| SE3 (Blackheath, Westcombe Park) | £2,142 | £548,789 | 4.7% |
| DA15 (Sidcup, Blackfen) | £1,662 | £531,725 | 3.8% |
The yield spread of 2.1 percentage points between SE28 (5.9%) and DA15 (3.8%) is significant for a single borough. The five postcodes yielding 5.4% or above are all concentrated along the Thames corridor: SE28, SE18, SE8, SE2, and SE10. These are the same postcodes where regeneration investment and new-build supply are highest. DA15 sits at the bottom with 3.8%, reflecting its higher asking prices and lower rents relative to its purchase cost. For investors comparing how to calculate rental yield, Greenwich's spread means the postcode selection matters as much as the borough choice.
Is Greenwich Rent High?
How much of a local salary does Greenwich rent consume? The range runs from 44.0% in DA15 to 61.4% in SE10, measured against the local median gross monthly salary. The median gross weekly salary in Greenwich is £870.70, which equates to £3,773 per month or £45,274 per year. This is below the London regional median of £892.60 per week and above the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | SE10 (Greenwich, Maze Hill) | 61.4% |
| 2 | SE3 (Blackheath, Westcombe Park) | 56.8% |
| 3 | SE8 (Deptford) | 56.5% |
| 4 | SE18 (Woolwich, Plumstead) | 53.9% |
| 5 | SE2 (Abbey Wood, Thamesmead West) | 51.0% |
| 6 | SE9 (Eltham, Mottingham) | 50.1% |
| 7 | DA16 (Welling, Falconwood) | 49.1% |
| 8 | SE7 (Charlton) | 48.4% |
| 9 | SE28 (Thamesmead) | 47.3% |
| 10 | DA15 (Sidcup, Blackfen) | 44.0% |
SE10's rent absorbs 61.4% of the local median gross monthly salary, the highest in the borough. That figure is based on the Greenwich-wide median salary of £45,274. Individual tenants in SE10 likely earn above the borough median given the area's pricing, but the ratio still shows the rent burden relative to the local benchmark. DA15 at 44.0% has the lowest ratio, reflecting its lower rents (£1,662 per month) rather than higher incomes. Every Greenwich postcode exceeds the 30% affordability threshold commonly cited in housing policy, which is standard for London boroughs.
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Are House Prices High in Greenwich? Price-to-Earnings Ratios
Purchasing a property in Greenwich requires between 8.0 and 12.1 times the median annual salary. This is based on the Nomis Labour Market Profile for Greenwich showing the median gross annual income for Greenwich residents is £45,274. England's average price of £290,437 divided by Great Britain's median salary of £39,125 gives a national benchmark of 7.4x.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | SE28 (Thamesmead) | 8.0x |
| 2 | SE2 (Abbey Wood, Thamesmead West) | 9.0x |
| 3 | SE18 (Woolwich, Plumstead) | 9.4x |
| 4 | SE8 (Deptford) | 9.8x |
| 5 | DA16 (Welling, Falconwood) | 10.3x |
| 6 | SE7 (Charlton) | 10.4x |
| 7 | SE9 (Eltham, Mottingham) | 10.6x |
| 8 | SE10 (Greenwich, Maze Hill) | 11.3x |
| 9 | DA15 (Sidcup, Blackfen) | 11.7x |
| 10 | SE3 (Blackheath, Westcombe Park) | 12.1x |
SE28 at 8.0x is the only Greenwich postcode that comes close to the national benchmark of 7.4x. Every other postcode sits at 9.0x or above. The 4.1x gap between SE28 (8.0x) and SE3 (12.1x) mirrors the asking price spread. For a buy-to-let investor, the price-to-earnings ratio indicates how stretched local purchasing power is. Higher ratios typically correlate with greater reliance on rental demand from tenants who cannot afford to buy, which can support rental yields. Investors looking at lower-cost entry points may also want to explore renovation properties or repossessed houses for sale.
Deposit Requirements in Greenwich
A 30% deposit on a Greenwich property ranges from £108,228 in SE28 (Thamesmead) to £164,637 in SE3 (Blackheath). The deposit figures below are based on 30% of the current asking price in each postcode. For a full breakdown of purchase costs, see our stamp duty calculator and buy-to-let costs guide. Current buy-to-let properties for sale are listed on our sales page.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | SE28 (Thamesmead) | £108,228 |
| 2 | SE2 (Abbey Wood, Thamesmead West) | £122,537 |
| 3 | SE18 (Woolwich, Plumstead) | £127,183 |
| 4 | SE8 (Deptford) | £133,263 |
| 5 | DA16 (Welling, Falconwood) | £140,538 |
| 6 | SE7 (Charlton) | £141,046 |
| 7 | SE9 (Eltham, Mottingham) | £143,860 |
| 8 | SE10 (Greenwich, Maze Hill) | £153,864 |
| 9 | DA15 (Sidcup, Blackfen) | £159,518 |
| 10 | SE3 (Blackheath, Westcombe Park) | £164,637 |
The £56,409 gap between the cheapest and most expensive 30% deposit covers 5 of Greenwich's 10 postcodes. SE28, SE2, and SE18 all require deposits under £130,000 and are the same three postcodes delivering the top yields (5.7% to 5.9%). An investor looking at the relationship between capital growth and entry cost would note that SE2, which has the lowest deposit after SE28 at £122,537, also leads the borough for five-year price growth at 25.7%. For alternative funding structures, see our guide to investment property with no deposit.
What the Greenwich Data Tells Buy-to-Let Investors
Greenwich's yield map and its regeneration map overlap in the same postcodes. SE28, SE18, and SE2 deliver the three highest gross yields (5.9%, 5.8%, 5.7%) and sit within the DLR extension corridor, the Royal Arsenal regeneration zone, and the Elizabeth line catchment. Those postcodes also require the three lowest deposits. The same areas where infrastructure money is flowing are the areas producing the strongest current rental returns.
SE2 (Abbey Wood) stands apart in the growth data with 25.7% five-year appreciation alongside a 5.7% yield. That combination of yield and growth in a single postcode is unusual across London. The Elizabeth line station at Abbey Wood, which opened in May 2022, appears to have reset the pricing trajectory for SE2 while rents have continued to climb.
SE10 and SE8 show a different profile: negative five-year growth (-10.7% and -8.7%) but yields at 5.4% and 5.8%. Both postcodes have high concentrations of new-build flats that inflated during the pandemic and have since corrected. The rental income data shows demand is present, but capital values have not recovered to 2021 levels.
Greenwich operates a selective licensing scheme in parts of the borough. Landlords letting properties in designated areas need to check whether their property falls within a licensing zone and factor the licence fee into their cost calculations. Properties in Greenwich that are not publicly listed can sometimes be found through our off-market property service.
How Greenwich Compares
Greenwich's mean asking price of £464,891 sits between Lewisham (£490,253) and Bexley (£428,791), with a top yield of 5.9% that leads all four comparison boroughs. The table below compares Greenwich against three neighbouring London boroughs using the same data methodology.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Greenwich | £464,891 | £1,956 | 5.9% |
| Lewisham | £490,253 | £1,905 | 5.8% |
| Bexley | £428,791 | £1,754 | 5.9% |
| Bromley | £539,178 | £1,796 | 5.2% |
Greenwich and Bexley share the same top yield at 5.9%, but Greenwich commands higher average rents (£1,956 vs £1,754 per month). That £202 monthly rent gap reflects Greenwich's closer proximity to central London and its stronger transport links. Lewisham sits above Greenwich on price (£490,253 vs £464,891) but produces a lower top yield (5.8%) and lower rents (£1,905). Bromley is the most expensive of the four at £539,178 and has the lowest top yield at 5.2%. For investors looking at south London buy-to-let opportunities, Greenwich's combination of rental income and yield compares well against its immediate neighbours.
Frequently Asked Questions
What areas are near Greenwich for property investment?
Lewisham, Bexley, and Bromley share boundaries with Greenwich. Lewisham has a mean asking price of £490,253 with a top yield of 5.8%, while Bexley is cheaper at £428,791 with a matching 5.9% top yield. Bromley is the most expensive neighbouring borough at £539,178 with a 5.2% top yield. Each borough has its own location guide with full postcode-level data: Lewisham, Bexley, and the wider south London hub page.
Is Greenwich a posh area?
Asking prices range from £360,759 in SE28 (Thamesmead) to £548,789 in SE3 (Blackheath), with price per square foot spanning £454 to £697. SE3 and SE10 (Greenwich town) sit at the top, with SE10 commanding £697 per square foot. SE28 and SE2 at the eastern end of the borough have asking prices closer to the England average. The range within a single borough means the answer depends entirely on which postcode. For context on what these price differences mean for investors, see our guide to London's highest rental yields.
Are there new-build flats for sale in Greenwich?
Greenwich Peninsula alone has 17,000+ homes planned across Knight Dragon's 30-year masterplan, with the project roughly 40% complete as of 2026. New-build flats are concentrated in SE10, SE18, and SE28 along the Thames corridor. Flats and maisonettes across Greenwich average £366,435 (67.7% above England's £218,449), with SE28 offering the lowest entry at £360,759 and a 5.9% gross yield. The high volume of new-build supply in these riverside postcodes has kept the flat premium lower relative to houses. Royal Arsenal in Woolwich (SE18) has delivered over 3,500 homes with further phases to 2030.
Is Greenwich London a good place to live?
The borough has Jubilee line access at North Greenwich, Elizabeth line stations at Woolwich and Abbey Wood, DLR services at multiple stations, and Southeastern rail connections to central London. Greenwich's population grew 13.56% between 2011 and 2021 (from 254,557 to 289,068), more than double the England and Wales average growth rate. Queen Elizabeth Hospital serves the borough, and the University of Greenwich operates two campuses within the local authority. The ONS local statistics page has the latest demographic and economic data for the area.
How does Greenwich compare to Lewisham for buy-to-let?
Greenwich is cheaper (£464,891 vs £490,253 mean asking price), produces higher rents (£1,956 vs £1,905 per month), and matches or exceeds Lewisham's top yield at 5.9% vs 5.8%. Greenwich's cheapest postcode (SE28 at £360,759) is cheaper than Lewisham's cheapest. Five Greenwich postcodes yield 5.4% or above, concentrated along the Thames corridor. Both boroughs share the SE8 (Deptford) postcode district, where data covers both local authority areas. Full Lewisham data is in our Lewisham buy-to-let guide.
What is happening with the DLR extension to Thamesmead?
Construction is planned to start in 2028 with completion in the early 2030s, backed by £1.62 billion confirmed by TfL in February 2026. Government funding was confirmed in the November 2025 budget. The extension will connect Thamesmead (SE28) to the existing DLR network. SE28 currently has Greenwich's highest yield at 5.9% and lowest asking price at £360,759. The Royal Borough of Greenwich has the latest project updates.
How much do I need to invest in Greenwich property?
30% deposits range from £108,228 in SE28 (Thamesmead) to £164,637 in SE3 (Blackheath) for a Greenwich investment property. The three cheapest postcodes by deposit (SE28, SE2, SE18) are the same postcodes delivering the borough's highest gross yields (5.7% to 5.9%). Total purchase costs include stamp duty, legal fees, and survey costs. See our buy-to-let costs guide for a full breakdown, and check the current rates with our stamp duty calculator.