Local market reports › SE
South East London market report SE
The SE (South East London) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 456,212 completed sales registered with HM Land Registry in the SE postcode area (South East London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: 4,435 registered 2026 sales put the the SE postcode area (South East London) median at £475,000, up 0% on five years earlier, with a mean of £570,000, and by floor area homes here have averaged about £6,900 per square metre over the last five years. Everything rests on 456,212 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The figures for SE centred on South East London run across 28 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where SE 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.
SE sold prices: where the market stands
Take the 4,435 registered 2026 sales in SE and the middle price, the median, is £475,000. The mean lands at £570,000, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in SE
Per square metre, SE homes have averaged around £6,900 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, SE runs 67% above it.
A typical SE home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £475,000 | £475,000 | 4,435 |
| 2025 | £485,000 | £496,598 | 11,249 |
| 2024 | £485,000 | £515,655 | 10,968 |
| 2023 | £477,000 | £524,107 | 9,655 |
| 2022 | £485,000 | £568,718 | 12,930 |
| 2021 | £475,800 | £602,424 | 14,486 |
| 2020 | £479,000 | £621,512 | 10,350 |
| 2019 | £470,000 | £616,058 | 11,535 |
| 2018 | £455,400 | £607,057 | 12,442 |
| 2017 | £450,000 | £613,755 | 12,633 |
| 2016 | £420,000 | £587,584 | 13,819 |
| 2015 | £385,000 | £544,005 | 15,470 |
| 2014 | £335,000 | £475,256 | 15,807 |
| 2013 | £290,000 | £417,281 | 14,538 |
| 2012 | £265,000 | £390,047 | 11,653 |
| 2011 | £250,000 | £377,404 | 10,614 |
| 2010 | £250,000 | £392,064 | 10,204 |
| 2009 | £235,000 | £377,765 | 7,806 |
| 2008 | £240,000 | £393,411 | 9,471 |
| 2007 | £235,000 | £398,625 | 20,805 |
| 2006 | £217,000 | £376,684 | 20,993 |
| 2005 | £200,000 | £355,919 | 17,400 |
| 2004 | £189,000 | £343,261 | 20,226 |
| 2003 | £175,000 | £322,392 | 18,726 |
| 2002 | £155,000 | £291,631 | 21,416 |
| 2001 | £133,000 | £255,686 | 20,206 |
| 2000 | £115,000 | £225,688 | 18,733 |
| 1999 | £90,000 | £179,365 | 19,485 |
| 1998 | £78,000 | £157,449 | 16,811 |
| 1997 | £69,000 | £141,505 | 16,996 |
| 1996 | £62,000 | £130,755 | 13,567 |
| 1995 | £59,800 | £129,996 | 10,783 |
In cash terms the typical SE home went from £59,800 in 1995 to £475,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 265%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE 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 2000 (+27.8% on the year before); the weakest, 2009 (−2.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 59% of the typed total. A detached home currently trades at £930,000 against £400,000 for a flat, 2.3 times the price.
Median by property type, SE
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 | £930,000 | 72 | 8,313 |
| Semi-detached | £705,000 | 379 | 42,024 |
| Terraced | £617,000 | 1,373 | 137,436 |
| Flats | £400,000 | 2,611 | 268,439 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −2.1% | −4.3% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 6 years (since 2020) | −0.1% | −4.4% |
| 10 years (since 2016) | +1.2% | −2.1% |
| 20 years (since 2006) | +4.0% | +1.2% |
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
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 7,909 SE 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 19,813 sales a year before the financial crisis and 9,847 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the SE market
The stock is flat-led: flats and maisonettes were 59% of last year's sales, so the headline median tracks the flat market more than the house market.
What tenants pay around SE
For renting purposes SE sits in Lewisham, the local authority covering most of the SE area (parts fall under Southwark and Greenwich, where rents differ). The ONS average private rent there is £1,821 a month (May 2026). The spread runs from £1,450 a month for a typical one-bed to £2,705 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Set against the £475,000 median sold price, £1,821 a month is £21,852 a year, a gross yield of 4.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
SE (South East London): the questions that come up
Are property prices falling in SE (South East London)?
Is SE (South East London) a good place to buy a house?
How much did a house sell for in SE (South East London)?
What happens to SE prices now?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% 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.
What is for sale in SE right now
Everything above is what homes in SE sold for. Turning to what is actually available: 1,087 homes on the market right now, from 10 agents publishing to HomesIndex, at a typical asking price 11% below the SE median sold price.
Set against 7,909 registered sales in the last twelve months, the 1,087 homes on the market here are roughly 7 weeks of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
21% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Huntsman Street, London, SE5, London
- Denmark Hill Estate, London, SE5, London
- Sydenham Hill, London, London
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 SE home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Listed against sold: the SE mix
Flats are 76% of what is listed in SE but 62% of what sold over 2024 and 2025: the market is being offered more of them than it has been taking, which tends to give a buyer of one room to talk.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 0% | 2% |
| Semi-detached | 1% | 9% |
| Terraced | 24% | 28% |
| Flats | 76% | 62% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares (141 here).
The SE sales calendar
Take the 59,288 SE sales dated 2021 to 2025 and sort them by month: March completions lead with 11.6% of the total, April trails with 6.1%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 4,024 | 6.8% |
| February | 4,468 | 7.5% |
| March | 6,849 | 11.6% |
| April | 3,595 | 6.1% |
| May | 3,985 | 6.7% |
| June | 6,844 | 11.5% |
| July | 4,597 | 7.8% |
| August | 5,124 | 8.6% |
| September | 5,706 | 9.6% |
| October | 4,882 | 8.2% |
| November | 4,664 | 7.9% |
| December | 4,550 | 7.7% |
Bedroom by bedroom: SE prices by size
What homes of each size actually sold for across the SE 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 | £480,000 | — | £670,000 | £850,000 (+27%) | £1,276,500 (+50%) |
| Semi-detached | £375,000 | £475,000 (+27%) | £597,500 (+26%) | £815,000 (+36%) | £1,233,000 (+51%) |
| Terraced | £378,500 | £445,000 (+18%) | £580,000 (+30%) | £786,000 (+36%) | £960,000 (+22%) |
| Flat | £330,000 | £425,000 (+29%) | £530,000 (+25%) | £650,000 (+23%) | £785,000 (+21%) |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Five-year change in the median, SE area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
District by district
The spread inside SE matters more than its average. These are its districts with enough sales to measure, priciest first, each with a full report of its own.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| SE21 Dulwich, Dulwich Village | £730,000 | +7% | 67 |
| SE24 Herne Hill | £648,200 | -6% | 78 |
| SE22 East Dulwich, Peckham Rye | £642,500 | +0% | 160 |
| SE4 Brockley, Crofton Park | £597,500 | +6% | 148 |
| SE27 West Norwood | £562,500 | +7% | 98 |
| SE1 Bankside, Borough | £560,000 | -20% | 302 |
| SE15 Peckham, Nunhead | £520,000 | -2% | 247 |
| SE3 Blackheath, Kidbrooke | £514,500 | +2% | 203 |
| SE5 Camberwell, Denmark Hill | £500,000 | +6% | 174 |
| SE7 Charlton | £500,000 | +3% | 77 |
| SE10 Greenwich, Maze Hill | £500,000 | -15% | 240 |
| SE23 Forest Hill, Honor Oak | £500,000 | +4% | 187 |
| SE17 Walworth, Newington | £483,000 | -3% | 89 |
| SE11 Kennington | £480,000 | -14% | 71 |
| SE26 Sydenham | £480,000 | +4% | 141 |
| SE9 Eltham, Mottingham | £475,000 | +7% | 278 |
| SE12 Lee, Mottingham | £460,000 | +2% | 128 |
| SE6 Catford, Bellingham | £450,000 | +3% | 219 |
| SE16 Rotherhithe, Bermondsey | £450,000 | -3% | 200 |
| SE14 New Cross, Telegraph Hill | £445,000 | -7% | 95 |
| SE19 Upper Norwood, Crystal Palace | £430,000 | -4% | 143 |
| SE2 Abbey Wood, West Heath | £426,500 | +14% | 92 |
| SE13 Lewisham, Hither Green | £421,000 | -2% | 216 |
| SE18 Woolwich, Royal Arsenal | £420,000 | +4% | 261 |
| SE25 South Norwood | £412,500 | +11% | 191 |
| SE20 Anerley, Penge | £397,500 | -3% | 130 |
| SE8 Deptford, Evelyn | £375,000 | -7% | 109 |
| SE28 Thamesmead | £365,000 | +18% | 91 |
Selling a home in SE? 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 SE, use the average prices map for a rough value: zoom from SE's shading down to the sold homes on your own street. The figures above are every recorded SE sale; agents price with this same Land Registry record, and now you have it too.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE. Free, with a one click sign in.
See every individual SE sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.