Local market reports › SE area › SE22 › SE22 0
East Dulwich market report SE22 0, London
The SE22 0 (East Dulwich) 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: 6,418 completed sales registered with HM Land Registry in SE22 0 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 35 registered 2026 sales put the SE22 0 (London) median at £640,000, up 4% on five years earlier, with a mean of £789,100, and by floor area homes here have averaged about £8,100 per square metre over the last five years. Everything rests on 6,418 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE22 0 is a postcode sector: one group of streets inside SE22 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SE22 0 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.
SE22 0 sold prices: where the market stands
In the SE22 0 property market, the 2026 median sale price is £640,000, from 35 registered sales; the mean, the "average house price" most sites quote, is £789,100, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in SE22 0
A square metre of SE22 0 home has cost about £8,100 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so SE22 0 trades 125% above the country as a whole.
SE22 0's median sold price, 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 | £640,000 | £640,000 | 35 |
| 2025 | £685,800 | £702,200 | 204 |
| 2024 | £610,000 | £648,555 | 146 |
| 2023 | £580,000 | £637,278 | 122 |
| 2022 | £621,800 | £729,131 | 194 |
| 2021 | £612,500 | £775,504 | 229 |
| 2020 | £666,000 | £864,149 | 148 |
| 2019 | £630,000 | £825,779 | 133 |
| 2018 | £631,800 | £842,201 | 143 |
| 2017 | £550,000 | £750,145 | 150 |
| 2016 | £517,000 | £723,288 | 140 |
| 2015 | £498,200 | £703,957 | 200 |
| 2014 | £456,000 | £646,916 | 220 |
| 2013 | £380,000 | £546,782 | 208 |
| 2012 | £365,000 | £537,234 | 179 |
| 2011 | £301,500 | £455,149 | 180 |
| 2010 | £360,000 | £564,573 | 167 |
| 2009 | £290,000 | £466,177 | 149 |
| 2008 | £300,000 | £491,763 | 93 |
| 2007 | £300,000 | £508,884 | 259 |
| 2006 | £250,000 | £433,968 | 291 |
| 2005 | £231,800 | £412,511 | 236 |
| 2004 | £216,000 | £392,298 | 283 |
| 2003 | £200,000 | £368,449 | 237 |
| 2002 | £190,500 | £358,424 | 320 |
| 2001 | £151,800 | £291,828 | 268 |
| 2000 | £133,000 | £261,013 | 260 |
| 1999 | £105,000 | £209,260 | 321 |
| 1998 | £82,900 | £167,340 | 254 |
| 1997 | £66,000 | £135,353 | 271 |
| 1996 | £63,500 | £133,919 | 210 |
| 1995 | £57,200 | £124,344 | 168 |
In cash terms the typical SE22 0 home went from £57,200 in 1995 to £640,000 in 2026, roughly 11 times the price. Even after inflation that is a real rise of about 415%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 26% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the SE22 0 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 2000 (+26.7% on the year before); the weakest, 2011 (−16.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE22 0 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.7% | −8.9% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +4.8% | +2.0% |
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 SE22 0
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.
Over the last twelve months of data, 35 sales completed in SE22 0. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 269 sales a year before the financial crisis and 140 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.
Rents around SE22 0
SE22 0 falls under Southwark, where the ONS puts the average private rent at £2,394 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,814 a month here against £3,491 for four or more bedrooms.
Average monthly rent by size, Southwark
ONS Price Index of Private Rents, May 2026.
Set against the £640,000 median sold price, £2,394 a month is £28,728 a year, a gross yield of 4.5%: 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.
What kind of market SE22 0 is
This is a thin market: 35 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.
Asked and answered: SE22 0 (East Dulwich)
How much did a house sell for in SE22 0 (East Dulwich)?
Are property prices falling in SE22 0 (East Dulwich)?
Is SE22 0 (East Dulwich) a good place to buy a house?
Where do SE22 0 prices go next?
The record answers a different question than "what happens next": the median is up 4% over five years in cash but down 17% 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 SE22 today
This is what you could actually buy today: 26 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole SE22 district, not just SE22 0: live asking prices are collected per district.
42% 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.
- Friern Road, London, London
- Belvoir Lodge, 59 Underhill Road, East Dulwich, East Dulwich
- Hillcourt Road, London, London
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SE22 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in SE
What homes of each size actually sold for across the SE area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE22
A few minutes' walk can separate two very different markets. Here are SE22's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE22 8 | £532,500 | 44 |
| SE22 9 | £710,000 | 50 |
Zoom out to the full SE22 district report for the type split, monthly volumes and how SE22 compares with its neighbours.
Selling a home in SE22 0? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE22 0, use the average prices map for a rough value: zoom from SE22 0's shading down to the sold homes on your own street. The figures above are every recorded SE22 0 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SE22 0: the featured spot on this report is free for founding agents, one per district. Claim SE22 0.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE22 0. Free, with a one click sign in.
The live map plots every individual SE22 0 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.
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.