Local market reports › SE area › SE12
Lee market report SE12, London
The standing SE12 (Lee) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 12,784 sales registered with HM Land Registry in SE12 (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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 108 registered 2026 sales put the SE12 (London) median at £460,000, up 2% on five years earlier, with a mean of £525,700, and by floor area homes here have averaged about £5,660 per square metre over the last five years. Everything rests on 12,784 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district SE12 covering Lee, Mottingham, Grove Park sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SE12 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.
The going rate for a home in SE12
Take the 108 registered 2026 sales in SE12 and the middle price, the median, is £460,000. The mean lands at £525,700, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in SE12
Per square metre, SE12 homes have averaged around £5,660 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.
Set against the £285,000 England and Wales median, SE12 sits 61% above the national market.
A typical SE12 home, priced year by year (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 | £460,000 | £460,000 | 108 |
| 2025 | £460,000 | £471,000 | 283 |
| 2024 | £462,800 | £492,051 | 268 |
| 2023 | £461,000 | £506,526 | 239 |
| 2022 | £465,000 | £545,266 | 335 |
| 2021 | £450,000 | £569,758 | 417 |
| 2020 | £406,500 | £527,442 | 283 |
| 2019 | £390,000 | £511,197 | 314 |
| 2018 | £400,000 | £533,208 | 269 |
| 2017 | £390,000 | £531,921 | 314 |
| 2016 | £375,000 | £524,629 | 341 |
| 2015 | £347,500 | £491,018 | 369 |
| 2014 | £280,000 | £397,229 | 449 |
| 2013 | £265,000 | £381,309 | 407 |
| 2012 | £248,000 | £365,025 | 291 |
| 2011 | £240,000 | £362,308 | 263 |
| 2010 | £229,000 | £359,131 | 255 |
| 2009 | £215,000 | £345,614 | 215 |
| 2008 | £231,000 | £378,658 | 294 |
| 2007 | £215,000 | £364,700 | 575 |
| 2006 | £195,000 | £338,495 | 622 |
| 2005 | £185,000 | £329,225 | 507 |
| 2004 | £183,000 | £332,364 | 568 |
| 2003 | £170,000 | £313,181 | 585 |
| 2002 | £144,000 | £270,935 | 665 |
| 2001 | £120,000 | £230,694 | 560 |
| 2000 | £105,000 | £206,063 | 611 |
| 1999 | £88,000 | £175,379 | 602 |
| 1998 | £78,000 | £157,449 | 513 |
| 1997 | £71,900 | £147,452 | 510 |
| 1996 | £66,400 | £140,035 | 410 |
| 1995 | £64,200 | £139,561 | 342 |
In cash terms the typical SE12 home went from £64,200 in 1995 to £460,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 230%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 19% 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 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 2015 (+24.1% on the year before); the weakest, 2009 (−6.9%). 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, 40% of the typed total. A detached home currently trades at £840,000 against £315,000 for a flat, 2.7 times the price.
Median by property type, SE12
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 | £840,000 | 6 | 509 |
| Semi-detached | £660,000 | 26 | 2,607 |
| Terraced | £487,700 | 39 | 4,554 |
| Flats | £315,000 | 37 | 5,114 |
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) | +0.4% | −4.2% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +4.4% | +1.5% |
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.
How many homes change hands in SE12
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 221 sales completed in SE12. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 587 sales a year before the financial crisis and 247 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around SE12
For renting purposes SE12 sits in Lewisham. The ONS average private rent there is £1,821 a month (May 2026). 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.
Set against the £460,000 median sold price, £1,821 a month is £21,852 a year, a gross yield of 4.8%: 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.
SE12 (Lee): the questions that come up
Is SE12 (Lee) a good place to buy a house?
How much did a house sell for in SE12 (Lee)?
Are property prices falling in SE12 (Lee)?
Where do SE12 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 19% 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.
On the market in SE12 today
Everything above is what homes in SE12 sold for. The live side of the market holds 22 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 23% above the SE12 median sold price.
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.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SE12 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 SE: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. 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 | — | £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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
SE12 ranks 13 of 28 in the SE 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 SE area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SE12, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE12 0 | £500,000 | 38 |
| SE12 8 | £415,000 | 39 |
| SE12 9 | £467,000 | 31 |
How SE12 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 | £620,000 | -3% |
| SE21 | £608,500 | -10% |
| SE4 | £562,500 | +0% |
| SE1 | £550,000 | -21% |
| SE27 | £550,000 | +5% |
| SE3 | £520,000 | +3% |
| SE15 | £520,000 | -2% |
| SE10 | £507,500 | -14% |
| SE7 | £505,000 | +4% |
| SE17 | £505,000 | +1% |
| SE26 | £500,000 | +9% |
| SE23 | £498,900 | +4% |
| SE5 | £487,500 | +4% |
| SE11 | £475,000 | -15% |
| SE9 | £472,800 | +6% |
| SE12 (this report) | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £446,200 | -6% |
| SE19 | £441,500 | -2% |
| SE13 | £435,000 | +1% |
| SE2 | £425,000 | +14% |
| SE18 | £415,000 | +2% |
Before you sell in SE12: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE12, open the average prices map and zoom from the SE12 shading down to the sold homes on your own street. Every recorded SE12 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE12.
Take it further
Behind the answers sits the same Land Registry record as this page, with SE12 already set as the subject. Free, one click sign in.
The live map plots every individual SE12 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.