Before you offer on a home at SE28 8HT: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.
2 things to raise before an offer, and a street where the typical sale was £320k. In Crossway Park.
2 to check3 clear£320k typical on Curlew Close
The checklist
Before you make an offer
Check
Ground: shrink-swell clay (subsidence) significant, landslides moderateBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Check
Flood risk from rivers or the sea4% of homes in this postcode are at high and 0% at medium risk. Ask about past flooding and get an insurance quote before you exchange (Environment Agency).
Note
Busy road: A2041, 980 m awayAbout 23,217 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
Quiet by WHO standardsRoad traffic about 49 dB (24-hour average), under the WHO guideline of 53.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).
£3,020–£4,270per m² for homes at SE28 8HT sold since 2015
Multiply a home's floor area (on its energy certificate) by £4,945 for a neighbourhood benchmark: 90 m² comes to about £445k. Homes at SE28 8HT have sold below it. Check an asking price.
HM Land Registry sold prices; floor areas from energy certificates.
Trend
Prices in Crossway Park
Crossway Park
+60% over ten years (2015 to 2025).
Typical (median) sale price each year, all home types, HM Land Registry.
What homes cost and rent in Crossway Park, by size
Size
Typical value today
Cheaper quarter
Estimated rent
Gross yield
1 bed
£210k
£182k
£1,350 a month
7.7%
2 beds
£329k
£299k
£1,650 a month
6.0%
3 beds
£375k
£350k
£1,920 a month
6.1%
4+ beds
£407k
£379k
£2,030 a month
6.0%
All homes
£349k
£299k
£1,380 a month
4.7%
Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places