Property investment stats for Cross Ness, South East London
A complete guide to property investment in Cross Ness.
Last updated: 10 January 2026
Investment summary
Cross Ness sits in South East London, where property investors find a market with strong rental demand and a steady stream of sales. The area is dominated by families, with the proportion in the 96th percentile, and a high share of private and social renters, both well above the British norm. The price-to-income ratio of 7.5 and rent-to-income ratio of 38.5% are both typical for London, making affordability challenging but not out of line with the capital. Investors will note that the median price per square foot stands at £465 per sq ft, with a 3-bedroom house asking £459,998 and a 2-bedroom flat at £260,000.
Liquidity is healthy, with properties spending a median of 38 days on the market and sales volumes at 173 per year. Achieved prices are generally in line with asking prices, as shown by a median difference of £0 (the typical achieved discount).
Key investment stats for Cross Ness
Median price per sq ft
£465 / sq ft
Average rental yield
5.3%
Capital growth (1y)
-2.9%
Sales in past year
173
* Property stats calculated for last full calendar year (2024).
Live property stats in Cross Ness
Live prices in Cross Ness, South East London
* Extreme prices clipped for legibility
Properties for sale
Median price
£410,000
25% of properties below...
£270,000
75% of properties below...
£500,000
Most expensive property
£11,000,000
Live listings
93
Median days on market
38
Should you invest in Cross Ness?
Opportunities
- Rental yields are strong, with the average at 5.3% and the top-performing postcode district reaching 5.8%.
- High family and young adult populations (both in the 77th or higher percentile) support ongoing demand for larger homes and rental properties.
- Properties are selling quickly, with a median of 38 days, suggesting good liquidity for investors looking to enter or exit the market.
Risks
- One-year capital growth has changed by -2.9%, which may concern investors focused on short-term price appreciation.
- The area has a high unemployment rate, in the 93rd percentile, which could affect tenant stability and long-term demand.
- Social rented housing is in the 94th percentile, which may limit the pool of buyers for some property types.
Outlook
Looking ahead, Cross Ness offers a mix of stability and moderate growth potential. The three-year capital growth is 13.8%, with an annualised rate of 4.4%, pointing to decent long-term performance even if short-term trends are less favourable.
Rental demand should remain strong, given the high proportion of families and young adults, plus robust private rental sector activity in the 72nd percentile. Asking rents for three-bedroom houses and two-bedroom flats are £2,000 and £1,748 respectively, supporting the case for income-focused strategies.
Affordability remains stretched, but this is typical for London and does not appear to be deterring buyers or renters at current levels. Overall, Cross Ness is likely to see steady demand, with rental yields and liquidity providing reassurance even as price growth moderates.
Property market trends in Cross Ness
Average yield (%)
Median price per sq ft (£/sq ft)
Live properties in Cross Ness
Investment properties in Cross Ness, South East London
£220,000
3 bedroom terraced house for sale
Hinksey Path, London, SE2
£450,000
3 bedroom terraced house for sale
Finchale Road, London, SE2
£215,000
2 bedroom flat for sale
Penmon Road, London, SE2 9PH
£150,000 - Guide Price
1 bedroom flat for sale
Brinkburn Close, Abbey Wood, London...
Achieved vs asking prices
Key takeaway: Seller's market
Asking and achieved prices are broadly aligned — little negotiation room on average.
Headline stats
• Median discount: £0
• 1 in 4 properties sell at > £7,000 below asking
• 1 in 10 properties sell at > £15,000 below asking
In percentage terms:
• Median discount of 0.0%
• 25% of properties discounted by > 1.9%
• 10% of properties discounted by > 3.3%
Best places to invest in Cross Ness
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.