Neighbourhood · Bexley
South Thamesmead: house prices and how the area is changing
Official figures for the South Thamesmead neighbourhood of Bexley, England (ONS area Bexley 002). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes DA17, DA18, SE2. Figures that read a point use the neighbourhood's centre, near SE2 9UE.
A middle-income neighbourhood, showing clear signs of gentrification
South Thamesmead is a middle-income neighbourhood; it shows clear signs of gentrification against Bexley (6 of 21 signals rising, 1 falling). Houses here typically resell for £385,000 and flats for £215,000 (median resale prices, 2023-2025). Recorded crime is higher than across Bexley (1.2 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Abbey Wood, is about an 8-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£385,000
Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£215,000
Median resale price of flats in the neighbourhood, 2023-2025; +5% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Middle income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.22; 6 of 21 signals up, 1 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 4 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 6.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£61,400
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.2 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Faster than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where South Thamesmead sits in Bexley
- Typical house price: 6th lowest of 28 neighbourhoods in Bexley
- Typical flat price: 3rd lowest of the 24 neighbourhoods in Bexley with enough flat sales for one
- Average household income: the lowest of 28 neighbourhoods in Bexley
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in South Thamesmead
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
6 of 21 counted signals point towards rising affluence against Bexley, 1 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Schools improving
- New-build activity
- Homes improving their energy rating
- Homes selling
- New stations nearby
- Borough against the region
Falling behind the borough
- Air quality
Stations and schools nearby
Nearest station
- Abbey Wood Railway station, about an 8-minute walk from the neighbourhood's centre (600 m in a straight line). About 9.5 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Heathrow Terminal 4 (about 64 min) and Reading (about 84 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school St John Fisher Catholic Primary School 270 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Jan 2025).
- Nearest state secondary school Harris Garrard Academy 430 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 3 areas, Strong standard in 4, Expected standard in 1 (Apr 2026).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about South Thamesmead
What is the typical house price in South Thamesmead?
£385,000. Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.
How does South Thamesmead compare with the rest of Bexley?
Typical house price: 6th lowest of 28 neighbourhoods in Bexley. Typical flat price: 3rd lowest of the 24 neighbourhoods in Bexley with enough flat sales for one. Average household income: the lowest of 28 neighbourhoods in Bexley.
Is South Thamesmead an affluent area?
Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is South Thamesmead gentrifying?
Clear signs. Weighted balance +0.22; 6 of 21 signals up, 1 down, against the borough.
What is the nearest station to South Thamesmead?
Abbey Wood. Railway station, about an 8-minute walk from the neighbourhood's centre (600 m in a straight line). About 9.5 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Heathrow Terminal 4 (about 64 min) and Reading (about 84 min).
Which state schools are nearest to South Thamesmead?
Nearest state primary school. St John Fisher Catholic Primary School. 270 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Jan 2025). Nearest state secondary school. Harris Garrard Academy. 430 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 3 areas, Strong standard in 4, Expected standard in 1 (Apr 2026).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in South Thamesmead?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Bexley
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- All 28 neighbourhoods in Bexley
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.