22 Grange Crescent, SE28 8EX
Terraced house · Freehold · Thamesmead, London
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A 5 page dossier for 22 Grange Crescent: the specific red flags worth raising before you offer, every comparable sale within 400m lined up against this asking price, and the questions an experienced buyer would ask. Not more records. Our judgement on the ones above.
Official records only. No valuations, no estimates. Not a survey.
Sale history
- £380,0008 September 2025 · Terraced house
Completions appear roughly 7 weeks after the event.
Planning history at this property
No planning applications matched to this exact address. Address-level coverage begins mid-2026, so this isn't proof nothing was ever filed here.
Around 22 Grange Crescent
Amber pins are planning applications from the last two years. Train and school icons show the nearest rail links and schools. Tap anything for details.
Local intelligence
Crime within 500 metres, nearest stations, schools and deprivation context around this address.
Crime within 500m
473offences in 12 months
- violence and sexual offences203
- anti social behaviour89
- vehicle crime48
- public order29
Rail links
15min walk to Barking Riverside
- Barking Riverside1.2km · ~15 min
- Abbey Wood2.0km · ~25 min
- Dagenham Dock2.5km · ~32 min
Schools within 1km
5within walking distance
- Castilion Primary School161m · Requires improvement
- Bishop John Robinson Church of England Primary School269m · Good
- Jubilee Primary School420m · Good
- Linton Mead Primary School676m · Good
Deprivation (IMD)
4of 10
More deprived nationally
Area context
District-level figures for SE28, not specific to this address.
Deprivation by domain across SE28
Decile 1 = most deprived 10% of England nationally · Decile 10 = least deprived. This breakdown covers the whole district; the decile 4 figure above is for this address’s immediate neighbourhood specifically, so the two can differ.
District averages, not a per-address assessment.
This property’s energy certificate
EPC rating
certified April 2025
Habitable rooms count bedrooms and receptions together. Certificates last up to 10 years, so details reflect the property at certification.
Property specs
Room count from this address’s EPC certificate, plus what’s currently listed on this street.
4habitable rooms
Bedrooms and receptions combined; EPC does not split them out.
The area: Thamesmead (SE28)
Whether this address is a good buy depends on where Thamesmead is heading. Praesago tracks prices, crime, planning, schools and 30+ official sources for SE28, updated monthly.
Recent sales near 22 Grange Crescent
| 30 Grange Crescent | £375,000 | May 2026 |
22 Grange Crescent common questions
When did 22 Grange Crescent last sell and for how much?
22 Grange Crescent, SE28 8EX last sold for £380,000 on 8 September 2025, according to HM Land Registry.
How many times has 22 Grange Crescent been sold?
HM Land Registry records 1 sale at this address since 1995.
Is Thamesmead a good area?
Praesago scores Thamesmead (SE28) 47 out of 100 for area trajectory, based on 30+ official data sources covering prices, crime, planning and more. See the full Thamesmead area page →
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