Local market reports › SE area › SE21 › SE21 8
Dulwich market report SE21 8, London
The standing SE21 8 (Dulwich) property market report, rebuilt from the full public record every month. The raw material for this page is 5,691 HM Land Registry entries for SE21 8 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in SE21 8 (London) sold for £560,000 in 2026, the median of 45 registered sales, down 6% on five years earlier. The mean was £681,900, and by floor area homes here have averaged about £7,500 per square metre over the last five years. The figures cover 5,691 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like SE21 8 is a single group of streets within SE21 (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 SE21 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 buyers actually paid in SE21 8
In the SE21 8 property market, the 2026 median sale price is £560,000, from 45 registered sales; the mean, the "average house price" most sites quote, is £681,900, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
SE21 8 prices by floor area
By floor space, homes in SE21 8 have sold for about £7,500 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, SE21 8 runs 96% above it.
SE21 8's median sold price, 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 | £560,000 | £560,000 | 45 |
| 2025 | £610,000 | £624,587 | 133 |
| 2024 | £630,000 | £669,819 | 151 |
| 2023 | £600,000 | £659,253 | 114 |
| 2022 | £602,500 | £706,500 | 149 |
| 2021 | £593,000 | £750,815 | 201 |
| 2020 | £510,800 | £662,774 | 104 |
| 2019 | £550,000 | £720,918 | 151 |
| 2018 | £517,500 | £689,837 | 132 |
| 2017 | £550,000 | £750,145 | 125 |
| 2016 | £535,800 | £749,590 | 152 |
| 2015 | £440,000 | £621,720 | 175 |
| 2014 | £440,000 | £624,217 | 181 |
| 2013 | £365,500 | £525,918 | 180 |
| 2012 | £330,000 | £485,719 | 167 |
| 2011 | £340,000 | £513,269 | 141 |
| 2010 | £335,000 | £525,366 | 129 |
| 2009 | £288,800 | £464,248 | 106 |
| 2008 | £280,000 | £458,979 | 113 |
| 2007 | £250,000 | £424,070 | 250 |
| 2006 | £250,000 | £433,968 | 261 |
| 2005 | £235,000 | £418,205 | 220 |
| 2004 | £218,000 | £395,931 | 243 |
| 2003 | £201,000 | £370,291 | 201 |
| 2002 | £195,000 | £366,891 | 271 |
| 2001 | £155,000 | £297,980 | 227 |
| 2000 | £158,200 | £310,468 | 238 |
| 1999 | £124,000 | £247,126 | 284 |
| 1998 | £104,200 | £210,335 | 234 |
| 1997 | £81,000 | £166,115 | 240 |
| 1996 | £84,000 | £177,152 | 201 |
| 1995 | £75,200 | £163,473 | 172 |
In cash terms the typical SE21 8 home went from £75,200 in 1995 to £560,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 243%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 25% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE21 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 1998 (+28.6% on the year before); the weakest, 2026 (−8.2%). 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) | −8.2% | −10.3% |
| 5 years (since 2021) | −1.1% | −5.7% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +4.1% | +1.3% |
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 SE21 8
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 45 sales completed in SE21 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 239 sales a year before the financial crisis and 118 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.
How SE21 8 trades
This is a thin market: 45 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. Against the SE21 district median, SE21 8 sits 8% lower, marking it as a cheaper pocket of the district.
What homes rent for around SE21 8
For renting purposes SE21 8 sits in Lambeth. The ONS average private rent there is £2,527 a month (May 2026). Size sets most of the rent: one-beds average £1,882 a month here against £3,725 for four or more bedrooms.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
Against the £560,000 median purchase price, a rent of £2,527 a month (£30,324 a year) works out at a 5.4% 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.
SE21 8 (Dulwich): the questions that come up
How much did a house sell for in SE21 8 (Dulwich)?
Are property prices falling in SE21 8 (Dulwich)?
Is SE21 8 (Dulwich) a good place to buy a house?
What happens to SE21 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 6% over five years in cash but down 25% 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.
What you could buy in SE21 now
This is what you could actually buy today: 36 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole SE21 district, not just SE21 8: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Thurlow Park Road, LONDON, SE21
- Josef Perrin House, Clive Road, West Dulwich, London
- Rosendale Road, West Dulwich, 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 SE21 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.
Bedroom by bedroom: SE prices by size
Real sold prices by size across the SE area, straight 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 | — | £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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
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.
Other sectors in SE21
Sector boundaries hide real price steps. The rest of SE21, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE21 7 | £1,850,000 | 9 |
Zoom out to the full SE21 district report for the type split, monthly volumes and how SE21 compares with its neighbours.
Before you sell in SE21 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE21 8, use the average prices map for a rough value: zoom from SE21 8's shading down to the sold homes on your own street. The figures above are every recorded SE21 8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE21 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SE21 8 already set as the subject. Free, one click sign in.
The live map plots every individual SE21 8 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.