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Lee market report SE12 0, London
The standing SE12 0 (Lee) property market report, rebuilt from the full public record every month. Everything below comes from 4,495 sales recorded by HM Land Registry in SE12 0 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in SE12 0 (London) came in at £500,000, out of 38 registered, up 6% on five years earlier, and the mean stands at £535,900, and by floor area homes here have averaged about £5,510 per square metre over the last five years. The record behind it is 4,495 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE12 0 is one sector of SE12 (London): 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 SE12 0 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.
Today's SE12 0 prices, from the sold record
Take the 38 registered 2026 sales in SE12 0 and the middle price, the median, is £500,000. The mean lands at £535,900, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in SE12 0
Per square metre, SE12 0 homes have averaged around £5,510 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, SE12 0 runs 75% above it.
SE12 0's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £500,000 | £500,000 | 38 |
| 2025 | £500,000 | £511,957 | 103 |
| 2024 | £400,000 | £425,282 | 83 |
| 2023 | £500,000 | £549,378 | 67 |
| 2022 | £465,000 | £545,266 | 112 |
| 2021 | £470,000 | £595,081 | 143 |
| 2020 | £390,000 | £506,033 | 103 |
| 2019 | £397,000 | £520,372 | 89 |
| 2018 | £425,000 | £566,533 | 109 |
| 2017 | £390,000 | £531,921 | 105 |
| 2016 | £375,000 | £524,629 | 121 |
| 2015 | £341,000 | £481,833 | 132 |
| 2014 | £261,500 | £370,983 | 166 |
| 2013 | £250,000 | £359,725 | 149 |
| 2012 | £249,500 | £367,233 | 106 |
| 2011 | £245,000 | £369,856 | 82 |
| 2010 | £230,200 | £361,013 | 74 |
| 2009 | £212,500 | £341,596 | 79 |
| 2008 | £235,000 | £385,215 | 86 |
| 2007 | £202,500 | £343,496 | 194 |
| 2006 | £193,500 | £335,891 | 232 |
| 2005 | £185,000 | £329,225 | 180 |
| 2004 | £191,000 | £346,893 | 231 |
| 2003 | £174,500 | £321,471 | 190 |
| 2002 | £144,000 | £270,935 | 234 |
| 2001 | £126,000 | £242,229 | 207 |
| 2000 | £95,800 | £188,008 | 220 |
| 1999 | £83,500 | £166,411 | 246 |
| 1998 | £73,000 | £147,356 | 183 |
| 1997 | £69,800 | £143,146 | 192 |
| 1996 | £66,000 | £139,191 | 128 |
| 1995 | £62,500 | £135,865 | 111 |
In cash terms the typical SE12 0 home went from £62,500 in 1995 to £500,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 268%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 16% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE12 0 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 2001 (+31.5% on the year before); the weakest, 2024 (−20.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +1.2% | −3.4% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +4.9% | +2.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
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.
Over the last twelve months of data, 38 sales completed in SE12 0. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 211 sales a year before the financial crisis and 81 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 homes rent for around SE12 0
The local authority for SE12 0 is Lewisham, and its ONS average private rent currently stands at £1,821 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,450 a month here against £2,705 for four or more bedrooms.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
£1,821 a month is £21,852 a year, which against the £500,000 median sold price makes a gross yield of 4.4%. 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.
How SE12 0 trades
This is a thin market: 38 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within SE12, this sector trades 9% above the district median: one of the dearer corners of its district.
What people ask about SE12 0 (Lee)
How much did a house sell for in SE12 0 (Lee)?
Are property prices falling in SE12 0 (Lee)?
Is SE12 0 (Lee) a good place to buy a house?
Are SE12 0 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 6% over five years in cash but down 16% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
SE12's current homes for sale
The live side of the market holds 22 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole SE12 district, not just SE12 0: live asking prices are collected per district.
Of everything listed here, 32% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
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 SE12 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.
What another bedroom costs in SE
What homes of each size actually sold for across the SE area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £516,250 | £795,000 (+54%) | £1,325,000 (+67%) | £2,025,000 (+53%) |
| Semi-detached | £375,000 | £480,000 (+28%) | £613,025 (+28%) | £870,000 (+42%) | £1,390,000 (+60%) |
| Terraced | £405,000 | £475,000 (+17%) | £630,000 (+33%) | £878,697 (+39%) | £1,275,000 (+45%) |
| Flat | £345,000 | £465,000 (+35%) | £645,000 (+39%) | £885,000 (+37%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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.
Other sectors in SE12
A few minutes' walk can separate two very different markets. Here are SE12's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE12 8 | £415,000 | 39 |
| SE12 9 | £467,000 | 31 |
Zoom out to the full SE12 district report for the type split, monthly volumes and how SE12 compares with its neighbours.
Selling in SE12 0? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE12 0's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE12 0.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE12 0. Free, with a one click sign in.
The live map plots every individual SE12 0 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.