Local market reports › SE area › SE12 › SE12 8
Lee market report SE12 8, London
The standing SE12 8 (Lee) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,002 sales registered with HM Land Registry in SE12 8 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SE12 8 (London) came in at £415,000, out of 39 registered, down 20% on five years earlier, and the mean stands at £515,100, and by floor area homes here have averaged about £6,210 per square metre over the last five years. The record behind it is 4,002 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE12 8 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 8 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 a home in SE12 8 sells for
Take the 39 registered 2026 sales in SE12 8 and the middle price, the median, is £415,000. The mean lands at £515,100, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
SE12 8 prices by floor area
Averaged across five years of sales, floor space in SE12 8 costs about £6,210 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so SE12 8 trades 46% above the country as a whole.
SE12 8'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 | £415,000 | £415,000 | 39 |
| 2025 | £450,000 | £460,761 | 89 |
| 2024 | £491,200 | £522,247 | 98 |
| 2023 | £500,000 | £549,378 | 91 |
| 2022 | £487,500 | £571,649 | 116 |
| 2021 | £517,500 | £655,222 | 126 |
| 2020 | £480,000 | £622,810 | 97 |
| 2019 | £450,000 | £589,842 | 118 |
| 2018 | £415,000 | £553,203 | 62 |
| 2017 | £412,000 | £561,927 | 105 |
| 2016 | £402,500 | £563,101 | 122 |
| 2015 | £402,500 | £568,733 | 120 |
| 2014 | £349,000 | £495,117 | 142 |
| 2013 | £330,000 | £474,837 | 139 |
| 2012 | £258,800 | £380,921 | 102 |
| 2011 | £250,000 | £377,404 | 93 |
| 2010 | £245,000 | £384,223 | 105 |
| 2009 | £220,000 | £353,652 | 67 |
| 2008 | £250,000 | £409,803 | 99 |
| 2007 | £235,000 | £398,625 | 185 |
| 2006 | £210,000 | £364,533 | 177 |
| 2005 | £209,200 | £372,292 | 155 |
| 2004 | £183,800 | £333,817 | 154 |
| 2003 | £177,500 | £326,998 | 184 |
| 2002 | £166,100 | £312,516 | 186 |
| 2001 | £123,500 | £237,422 | 168 |
| 2000 | £126,500 | £248,256 | 181 |
| 1999 | £95,000 | £189,330 | 149 |
| 1998 | £86,000 | £173,597 | 159 |
| 1997 | £80,000 | £164,064 | 150 |
| 1996 | £69,000 | £145,518 | 129 |
| 1995 | £71,000 | £154,343 | 95 |
In cash terms the typical SE12 8 home went from £71,000 in 1995 to £415,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 169%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 37% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the SE12 8 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 (+34.5% on the year before); the weakest, 2009 (−12.0%). 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) | −7.8% | −9.9% |
| 5 years (since 2021) | −4.3% | −8.7% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
How many homes change hands in SE12 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 39 SE12 8 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 174 sales a year before the financial crisis and 87 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.
Rents around SE12 8
For renting purposes SE12 8 sits in Lewisham. The ONS average private rent there is £1,821 a month (May 2026). A one-bed averages £1,450 a month here and a four-or-more-bed £2,705, so size does most of the work in setting the rent.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Against the £415,000 median purchase price, a rent of £1,821 a month (£21,852 a year) works out at a 5.3% 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.
How SE12 8 trades
Only 39 sales completed here in the last twelve months of data, which makes SE12 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the SE12 district median, SE12 8 sits 10% lower, marking it as a cheaper pocket of the district.
SE12 8 (Lee): the questions that come up
Are property prices falling in SE12 8 (Lee)?
Is SE12 8 (Lee) a good place to buy a house?
How much did a house sell for in SE12 8 (Lee)?
Where do SE12 8 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 20% over five years in cash but down 37% 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.
What is for sale in SE12 right now
Turning to what is actually available: 22 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole SE12 district, not just SE12 8: live asking prices are collected per district.
32% 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.
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 →
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 SE
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE12
Sector boundaries hide real price steps. The rest of SE12, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE12 0 | £500,000 | 38 |
| 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 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE12 8, open the average prices map and zoom from the SE12 8 shading down to the sold homes on your own street. Every recorded SE12 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE12 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to SE12 8. Free after a one click sign in.
Two maps carry on from here: every SE12 8 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.
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.