Local market reports › ME area › ME12
Isle of Sheppey market report ME12, Sheerness
The standing ME12 (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: 20,325 completed sales registered with HM Land Registry in ME12 (Sheerness) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in ME12 (Sheerness) came in at £285,000, out of 208 registered, up 6% on five years earlier, and the mean stands at £297,300, and by floor area homes here have averaged about £3,320 per square metre over the last five years. The record behind it is 20,325 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
ME12 is a postcode district covering Isle of Sheppey, Minster, Sheerness in Sheerness. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where ME12 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.
What buyers actually paid in ME12
Take the 208 registered 2026 sales in ME12 and the middle price, the median, is £285,000. The mean lands at £297,300, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in ME12
Measured by floor area, the last five years of ME12 sales average about £3,320 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so ME12 trades 0% above the country as a whole.
The price of a typical ME12 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £285,000 | £285,000 | 208 |
| 2025 | £280,000 | £286,696 | 559 |
| 2024 | £280,000 | £297,698 | 497 |
| 2023 | £285,000 | £313,145 | 406 |
| 2022 | £285,000 | £334,195 | 625 |
| 2021 | £270,000 | £341,855 | 686 |
| 2020 | £230,000 | £298,430 | 506 |
| 2019 | £235,000 | £308,029 | 549 |
| 2018 | £227,500 | £303,262 | 585 |
| 2017 | £215,000 | £293,238 | 636 |
| 2016 | £200,000 | £279,802 | 680 |
| 2015 | £177,500 | £250,808 | 740 |
| 2014 | £165,000 | £234,081 | 641 |
| 2013 | £140,000 | £201,446 | 521 |
| 2012 | £138,000 | £203,119 | 478 |
| 2011 | £146,000 | £220,404 | 466 |
| 2010 | £145,000 | £227,397 | 495 |
| 2009 | £144,000 | £231,481 | 460 |
| 2008 | £150,000 | £245,882 | 460 |
| 2007 | £155,000 | £262,923 | 906 |
| 2006 | £143,000 | £248,230 | 855 |
| 2005 | £137,500 | £244,695 | 675 |
| 2004 | £127,000 | £230,657 | 865 |
| 2003 | £110,000 | £202,647 | 816 |
| 2002 | £88,500 | £166,512 | 983 |
| 2001 | £73,000 | £140,339 | 862 |
| 2000 | £62,500 | £122,656 | 888 |
| 1999 | £60,000 | £119,577 | 824 |
| 1998 | £54,000 | £109,003 | 683 |
| 1997 | £48,500 | £99,464 | 721 |
| 1996 | £45,000 | £94,903 | 582 |
| 1995 | £45,000 | £97,823 | 467 |
In cash terms the typical ME12 home went from £45,000 in 1995 to £285,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 191%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the ME12 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 2003 (+24.3% on the year before); the weakest, 2012 (−5.5%). 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) | +1.8% | −0.6% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +3.5% | +0.7% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 37% of the typed total. A detached home currently trades at £375,000 against £163,500 for a flat, 2.3 times the price.
Median by property type, ME12
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £375,000 | 75 | 6,358 |
| Semi-detached | £289,400 | 57 | 5,244 |
| Terraced | £232,500 | 64 | 7,569 |
| Flats | £163,500 | 12 | 1,154 |
Sales activity in ME12
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
ME12 recorded 419 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 856 sales a year before the financial crisis and 459 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around ME12
The local authority for ME12 is Swale, and its ONS average private rent currently stands 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.
Against the £285,000 median purchase price, a rent of £1,091 a month (£13,092 a year) works out at a 4.6% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the ME12 market
In its area's price order ME12 comes 16 of 20, towards the cheaper end of the table.
Common questions on ME12 (Isle of Sheppey)
How much did a house sell for in ME12 (Isle of Sheppey)?
Are property prices falling in ME12 (Isle of Sheppey)?
Is ME12 (Isle of Sheppey) a good place to buy a house?
What happens to ME12 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 6% over five years in cash but down 17% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in ME12 now
Everything above is what homes in ME12 sold for. The live side of the market holds 12 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 9% above the ME12 median sold price.
Of everything listed here, 8% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every ME12 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in ME: the cost
What homes of each size actually sold for across the ME area, 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
ME12 ranks 11 of 20 in the ME area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the ME area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside ME12, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ME12 1 | £235,000 | 16 |
| ME12 2 | £287,200 | 72 |
| ME12 3 | £300,000 | 88 |
| ME12 4 | £286,000 | 32 |
How ME12 compares nearby
Same city, different markets. The neighbouring districts of the ME area, dearest first:
| District | Median | 5-year |
|---|---|---|
| ME18 | £498,000 | +3% |
| ME19 | £440,000 | +1% |
| ME20 | £377,500 | +16% |
| ME3 | £375,000 | +8% |
| ME17 | £375,000 | -1% |
| ME16 | £352,000 | +7% |
| ME9 | £350,000 | +3% |
| ME15 | £338,000 | +4% |
| ME8 | £330,000 | +8% |
| ME2 | £325,000 | +14% |
| ME13 | £325,000 | -8% |
| ME14 | £323,800 | -3% |
| ME5 | £305,000 | +11% |
| ME1 | £302,800 | +7% |
| ME6 | £288,500 | +1% |
| ME12 (this report) | £285,000 | +6% |
| ME10 | £284,000 | +11% |
| ME7 | £268,500 | +9% |
| ME11 | £250,000 | +19% |
| ME4 | £249,500 | +4% |
Before you sell in ME12: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in ME12, use the average prices map for a rough value: zoom from ME12's shading down to the sold homes on your own street. The figures above are every recorded ME12 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim ME12.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to ME12. Free after a one click sign in.
The live map plots every individual ME12 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.