Buying a home in SE8, London. What it costs, what you get and where else to look.

Typical 3-bedroom house£731kmost £636k–£825k

Houses per m²£7,864flats £7,213

Sold last year126712 in five years

Prices in Lewisham+0.7%on a year ago

A typical 3-bedroom house in SE8 sold for £731,452 over the last five years, in today's money; most went for between £635,910 and £825,251, for about 100 m² of space. That is 13% less than the same home across London (£840,000).

126 homes sold here in the last year: a steady market with homes coming up most weeks. Flats start at around £281k for one bedroom. Within the district, houses cost the least per m² in SE8 5 (£7,272) and the most in SE8 4 (£8,060).

Across Lewisham, prices are up 0.7% on a year ago and up 10.1% over five years. Renting a similar home there costs about £2,057 a month; a 90% mortgage on the typical price would be around £3,336 a month at 4.5% over 30 years. Lenders would typically want a household income of about £146,000 for that mortgage: what £150,000 buys.

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House prices in SE8 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£407,374	£359k–£459k	47 m²	9
2	£597,092	£534k–£645k	73 m²	39
3	£731,452	£636k–£825k	100 m²	87
4	£821,618	£680k–£988k	111 m²	39
5+	£974,112	£914k–£1.08m	141 m²	13

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£407k	£597k	£731k	£822k	£974k
Semi-detached	—	—	£735k	—	—
Terraced	£407k	£573k	£729k	£795k	£958k
Flats	£281k	£368k	£418k	£647k	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across SE8

Postcode sector	Houses	Flats
SE8 3	£7,774	£7,194
SE8 4	£8,060	£6,911
SE8 5	£7,272	£7,444

Schools near SE8

Best state primary within 2 kmHaberdashers' Hatcham Free School90% met the expected standard at 11 · England 64%31 state primaries within 2 km

Best state secondary within 5 kmThe St Thomas the Apostle College73.9% got grade 5+ in English and maths · England 43.8%53 state secondaries within 5 km

Nearby areas

SE14 London · 1 km3-bed house £790k SE10 London · 2 km3-bed house £862k SE16 London · 2 km3-bed house £822k SE4 London · 2 km3-bed house £817k SE15 London · 3 km3-bed house £909k E14 London · 3 km3-bed house £693k SE13 London · 3 km3-bed house £754k E1W London · 4 km3-bed house £943k

Questions about SE8

Is SE8 a good area to buy a home?

What the numbers say: a 3-bedroom house costs 13% less than across London; prices in Lewisham are up 0.7% on a year ago; the best state primary nearby is above the England average (90% against 64%); the best secondary is above it (73.9% against 43.8%); 126 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in SE8?

A typical 3-bedroom house in SE8 sold for £731,452 over the last five years, in today's money. Most sold between £635,910 and £825,251.

Is SE8 expensive for London?

A 3-bedroom house in SE8 costs 13% less than the typical 3-bedroom house across London (£840,000).

How many homes sell in SE8 each year?

126 homes sold in the last year and 712 in five years: a steady market with homes coming up most weeks.

What are the schools like near SE8?

The best-performing state primary within 2 km is Haberdashers' Hatcham Free School, where 90% of pupils met the expected standard at age 11 (England: 64%).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.