Local market reports › SE area › SE21
Dulwich market report SE21, London
The house prices in SE21 (Dulwich): the full public record, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 7,238 completed sales registered with HM Land Registry in SE21 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in SE21 (London) sold for £608,500 in 2026, the median of 54 registered sales, down 10% on five years earlier. The mean was £881,400, and by floor area homes here have averaged about £8,310 per square metre over the last five years. The figures cover 7,238 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district SE21 covering Dulwich, Dulwich Village, West Dulwich 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 SE21 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 SE21 homes really sell for
54 sales were registered in SE21 in 2026, and the middle one of them, the median, went for £608,500. The mean works out at £881,400, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in SE21
Measured by floor area, the last five years of SE21 sales average about £8,310 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, SE21 sits 114% above the national market.
A typical SE21 home, priced year by year (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 | £608,500 | £608,500 | 54 |
| 2025 | £724,000 | £741,313 | 167 |
| 2024 | £745,000 | £792,088 | 191 |
| 2023 | £710,000 | £780,117 | 153 |
| 2022 | £693,600 | £813,325 | 183 |
| 2021 | £679,200 | £859,955 | 248 |
| 2020 | £660,000 | £856,364 | 137 |
| 2019 | £656,000 | £859,859 | 194 |
| 2018 | £670,000 | £893,123 | 171 |
| 2017 | £600,000 | £818,340 | 151 |
| 2016 | £575,000 | £804,431 | 181 |
| 2015 | £505,000 | £713,565 | 221 |
| 2014 | £500,000 | £709,337 | 224 |
| 2013 | £411,000 | £591,388 | 224 |
| 2012 | £380,000 | £559,313 | 204 |
| 2011 | £447,500 | £675,553 | 196 |
| 2010 | £414,500 | £650,043 | 171 |
| 2009 | £340,000 | £546,553 | 142 |
| 2008 | £310,000 | £508,155 | 130 |
| 2007 | £287,500 | £487,680 | 313 |
| 2006 | £295,000 | £512,082 | 332 |
| 2005 | £270,000 | £480,491 | 278 |
| 2004 | £235,000 | £426,806 | 305 |
| 2003 | £247,200 | £455,402 | 280 |
| 2002 | £220,000 | £413,928 | 341 |
| 2001 | £198,000 | £380,645 | 297 |
| 2000 | £194,000 | £380,725 | 315 |
| 1999 | £151,500 | £301,932 | 366 |
| 1998 | £127,800 | £257,973 | 292 |
| 1997 | £96,000 | £196,877 | 304 |
| 1996 | £100,000 | £210,896 | 257 |
| 1995 | £95,500 | £207,602 | 216 |
In cash terms the typical SE21 home went from £95,500 in 1995 to £608,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 193%, a genuine increase in what a home here costs. The real-terms peak came in 2018, and today's median remains roughly 32% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE21 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 (+33.1% on the year before); the weakest, 2026 (−16.0%). 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, 48% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £1,573,000 against £451,500 for a flat, 3.5 times the price.
Median by property type, SE21
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 | £1,573,000 (2025) | – | 571 |
| Semi-detached | £1,402,700 | 10 | 1,404 |
| Terraced | £902,500 | 12 | 1,787 |
| Flats | £437,500 | 30 | 3,474 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.0% | −17.9% |
| 5 years (since 2021) | −2.2% | −6.7% |
| 10 years (since 2016) | +0.6% | −2.8% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Sales activity in SE21
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 138 sales completed in SE21. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 308 sales a year before the financial crisis and 150 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.
Reading the SE21 market
Only 138 sales completed here in the last twelve months of data, which makes SE21 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Among the 28 measurable districts of its area, SE21 ranks 3 by median price: firmly in the dearer tier.
What tenants pay around SE21
SE21 falls under Southwark, where the ONS puts the average private rent at £2,394 a month (May 2026 figures). The spread runs from £1,814 a month for a typical one-bed to £3,491 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Southwark
ONS Price Index of Private Rents, May 2026.
Against the £608,500 median purchase price, a rent of £2,394 a month (£28,728 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.
SE21 (Dulwich): the questions that come up
Are property prices falling in SE21 (Dulwich)?
Is SE21 (Dulwich) a good place to buy a house?
How much did a house sell for in SE21 (Dulwich)?
What happens to SE21 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 10% over five years in cash but down 29% 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 is for sale in SE21 right now
Everything above is what homes in SE21 sold for. This is what you could actually buy today: 36 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 8% above the SE21 median sold price.
28% of what is on the market here is asking below what comparable homes actually sold for. 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
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%) | — |
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
SE21 ranks 25 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.
SE area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside SE21, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE21 7 | £1,850,000 | 9 |
| SE21 8 | £560,000 | 45 |
How SE21 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 (this report) | £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 | £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% |
Selling in SE21? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE21, use the average prices map for a rough value: zoom from SE21's shading down to the sold homes on your own street. The figures above are every recorded SE21 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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE21. Free after a one click sign in.
The live map plots every individual SE21 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.