Local market reports › SE area › SE12 › SE12 9
Lee market report SE12 9, London
The SE12 9 (Lee) 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: 4,287 completed sales registered with HM Land Registry in SE12 9 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
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 9 (London) came in at £467,000, out of 31 registered, up 12% on five years earlier, and the mean stands at £526,500, and by floor area homes here have averaged about £5,240 per square metre over the last five years. The record behind it is 4,287 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like SE12 9 is a single group of streets within SE12 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE12 9 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 SE12 9
Across 31 registered 2026 sales, the typical (median) SE12 9 home went for £467,000. The mean is £526,500, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in SE12 9
The last five years of sales put SE12 9 at roughly £5,240 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 SE12 9 trades 64% above the country as a whole.
A typical SE12 9 home, priced year by year (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 | £467,000 | £467,000 | 31 |
| 2025 | £425,000 | £435,163 | 91 |
| 2024 | £470,000 | £499,707 | 87 |
| 2023 | £440,000 | £483,453 | 81 |
| 2022 | £445,000 | £521,813 | 107 |
| 2021 | £417,500 | £528,609 | 148 |
| 2020 | £385,000 | £499,545 | 83 |
| 2019 | £357,000 | £467,942 | 107 |
| 2018 | £378,500 | £504,548 | 98 |
| 2017 | £381,500 | £520,328 | 104 |
| 2016 | £354,000 | £495,250 | 98 |
| 2015 | £310,000 | £438,030 | 117 |
| 2014 | £250,000 | £354,669 | 141 |
| 2013 | £250,000 | £359,725 | 119 |
| 2012 | £228,000 | £335,588 | 83 |
| 2011 | £234,000 | £353,250 | 88 |
| 2010 | £212,600 | £333,412 | 76 |
| 2009 | £203,000 | £326,324 | 69 |
| 2008 | £225,000 | £368,823 | 109 |
| 2007 | £214,000 | £363,004 | 196 |
| 2006 | £191,000 | £331,552 | 213 |
| 2005 | £184,200 | £327,802 | 172 |
| 2004 | £180,000 | £326,915 | 183 |
| 2003 | £165,000 | £303,970 | 211 |
| 2002 | £133,000 | £250,238 | 245 |
| 2001 | £110,000 | £211,469 | 185 |
| 2000 | £104,500 | £205,081 | 210 |
| 1999 | £87,000 | £173,386 | 207 |
| 1998 | £77,000 | £155,430 | 171 |
| 1997 | £69,000 | £141,505 | 168 |
| 1996 | £65,000 | £137,082 | 153 |
| 1995 | £64,000 | £139,126 | 136 |
In cash terms the typical SE12 9 home went from £64,000 in 1995 to £467,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 236%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE12 9 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 (+24.1% on the year before); the weakest, 2009 (−9.8%). 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) | +9.9% | +7.3% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +4.6% | +1.7% |
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 9
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.
SE12 9 recorded 31 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 202 sales a year before the financial crisis and 79 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 kind of market SE12 9 is
This is a thin market: 31 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.
The rental side of SE12 9
SE12 9 falls under Lewisham, where the ONS puts the average private rent at £1,821 a month (May 2026 figures). 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 £467,000 median purchase price, a rent of £1,821 a month (£21,852 a year) works out at a 4.7% 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.
Asked and answered: SE12 9 (Lee)
Are property prices falling in SE12 9 (Lee)?
Is SE12 9 (Lee) a good place to buy a house?
How much did a house sell for in SE12 9 (Lee)?
Are SE12 9 prices heading up or down?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in SE12 today
This is what you could actually buy today: 22 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole SE12 district, not just SE12 9: live asking prices are collected per district.
Of everything listed here, 32% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
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.
The price of an extra bedroom 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. Blank cells mean too few homes for the figure to mean anything.
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 biggest risers and fallers in cash terms; every row links to that district's 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 8 | £415,000 | 39 |
Zoom out to the full SE12 district report for the type split, monthly volumes and how SE12 compares with its neighbours.
Selling a home in SE12 9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE12 9, open the average prices map and zoom from the SE12 9 shading down to the sold homes on your own street. Every recorded SE12 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SE12 9: the featured spot on this report is free for founding agents, one per district. Claim SE12 9.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SE12 9. Free after a one click sign in.
See every individual SE12 9 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.
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.