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Isle of Sheppey market report ME12 2, Sheerness
The standing ME12 2 (Isle of Sheppey) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 7,028 completed sales registered with HM Land Registry in ME12 2 (Sheerness) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 72 registered 2026 sales put the ME12 2 (Sheerness) median at £287,200, down 1% on five years earlier, with a mean of £294,100, and by floor area homes here have averaged about £3,150 per square metre over the last five years. Everything rests on 7,028 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
ME12 2 is one sector of ME12 (Sheerness): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where ME12 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
ME12 2 sold prices: where the market stands
72 sales were registered in ME12 2 in 2026, and the middle one of them, the median, went for £287,200. The mean works out at £294,100, almost on top of it, so sales bunch tightly around the typical price.
ME12 2 prices by floor area
The last five years of sales put ME12 2 at roughly £3,150 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so ME12 2 trades 1% above the country as a whole.
ME12 2's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £287,200 | £287,200 | 72 |
| 2025 | £287,500 | £294,375 | 149 |
| 2024 | £280,000 | £297,698 | 156 |
| 2023 | £300,000 | £329,627 | 132 |
| 2022 | £288,500 | £338,299 | 198 |
| 2021 | £290,000 | £367,177 | 219 |
| 2020 | £245,000 | £317,893 | 149 |
| 2019 | £225,000 | £294,921 | 191 |
| 2018 | £215,000 | £286,599 | 147 |
| 2017 | £210,000 | £286,419 | 175 |
| 2016 | £185,000 | £258,817 | 191 |
| 2015 | £165,400 | £233,710 | 215 |
| 2014 | £163,500 | £231,953 | 208 |
| 2013 | £145,000 | £208,641 | 178 |
| 2012 | £145,000 | £213,422 | 171 |
| 2011 | £150,000 | £226,442 | 139 |
| 2010 | £145,000 | £227,397 | 157 |
| 2009 | £122,800 | £197,402 | 116 |
| 2008 | £138,000 | £226,211 | 137 |
| 2007 | £130,500 | £221,364 | 314 |
| 2006 | £126,000 | £218,720 | 324 |
| 2005 | £120,000 | £213,552 | 259 |
| 2004 | £115,000 | £208,862 | 323 |
| 2003 | £92,000 | £169,486 | 322 |
| 2002 | £76,000 | £142,993 | 387 |
| 2001 | £60,000 | £115,347 | 345 |
| 2000 | £55,000 | £107,938 | 316 |
| 1999 | £51,000 | £101,640 | 300 |
| 1998 | £57,200 | £115,462 | 294 |
| 1997 | £53,000 | £108,692 | 283 |
| 1996 | £48,000 | £101,230 | 263 |
| 1995 | £45,100 | £98,040 | 198 |
In cash terms the typical ME12 2 home went from £45,100 in 1995 to £287,200 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 193%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the ME12 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+26.7% on the year before); the weakest, 2009 (−11.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.1% | −2.4% |
| 5 years (since 2021) | −0.2% | −4.8% |
| 10 years (since 2016) | +4.5% | +1.0% |
| 20 years (since 2006) | +4.2% | +1.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 72 ME12 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 324 sales a year before the financial crisis and 141 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around ME12 2
ME12 2 falls under Swale, where the ONS puts the average private rent at £1,091 a month (May 2026 figures). Size sets most of the rent: one-beds average £763 a month here against £1,820 for four or more bedrooms.
Average monthly rent by size, Swale
ONS Price Index of Private Rents, May 2026.
£1,091 a month is £13,092 a year, which against the £287,200 median sold price makes a gross yield of 4.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
ME12 2 (Isle of Sheppey): the questions that come up
Is ME12 2 (Isle of Sheppey) a good place to buy a house?
How much did a house sell for in ME12 2 (Isle of Sheppey)?
Are property prices falling in ME12 2 (Isle of Sheppey)?
Are ME12 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 22% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
ME12's current homes for sale
This is what you could actually buy today: 12 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole ME12 district, not just ME12 2: live asking prices are collected per district.
8% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every ME12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in ME
Real sold prices by size across the ME area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £360,000 | £494,995 (+37%) | £690,997 (+40%) | £920,000 (+33%) |
| Semi-detached | £282,000 | £327,000 (+16%) | £385,000 (+18%) | £475,000 (+23%) | £615,000 (+29%) |
| Terraced | £250,000 | £275,000 (+10%) | £315,000 (+15%) | £405,000 (+29%) | £567,500 (+40%) |
| Flat | £166,500 | £225,000 (+35%) | £340,000 (+51%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the ME area is the point: the same five years treated these districts very differently.
ME area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in ME12
Sector boundaries hide real price steps. The rest of ME12, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ME12 1 | £235,000 | 16 |
| ME12 3 | £300,000 | 88 |
| ME12 4 | £286,000 | 32 |
Zoom out to the full ME12 district report for the type split, monthly volumes and how ME12 compares with its neighbours.
Selling a home in ME12 2? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in ME12 2, use the average prices map for a rough value: zoom from ME12 2's shading down to the sold homes on your own street. The figures above are every recorded ME12 2 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim ME12 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about ME12 2. Free, with a one click sign in.
Two maps carry on from here: every ME12 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.