Local market reports › SE area › SE22 › SE22 8
East Dulwich market report SE22 8, London
The SE22 8 (East Dulwich) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 5,558 sales registered with HM Land Registry in SE22 8 (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 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SE22 8 (London) came in at £532,500, out of 44 registered, down 18% on five years earlier, and the mean stands at £648,900, and by floor area homes here have averaged about £8,510 per square metre over the last five years. The record behind it is 5,558 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE22 8 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 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 a home in SE22 8 sells for
44 sales were registered in SE22 8 in 2026, and the middle one of them, the median, went for £532,500. The mean works out at £648,900, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
SE22 8 prices by floor area
The last five years of sales put SE22 8 at roughly £8,510 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.
Against a national (England and Wales) median of £285,000, SE22 8 runs 87% above it.
A typical SE22 8 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 | £532,500 | £532,500 | 44 |
| 2025 | £640,000 | £655,304 | 152 |
| 2024 | £602,500 | £640,581 | 164 |
| 2023 | £635,000 | £697,710 | 114 |
| 2022 | £594,000 | £696,533 | 189 |
| 2021 | £651,500 | £824,883 | 174 |
| 2020 | £558,500 | £724,665 | 112 |
| 2019 | £540,000 | £707,811 | 119 |
| 2018 | £561,000 | £747,824 | 122 |
| 2017 | £525,000 | £716,047 | 146 |
| 2016 | £511,000 | £714,894 | 141 |
| 2015 | £483,000 | £682,479 | 169 |
| 2014 | £455,000 | £645,497 | 175 |
| 2013 | £372,000 | £535,271 | 183 |
| 2012 | £352,500 | £518,836 | 174 |
| 2011 | £340,000 | £513,269 | 137 |
| 2010 | £334,000 | £523,798 | 125 |
| 2009 | £320,000 | £514,403 | 105 |
| 2008 | £312,500 | £512,253 | 90 |
| 2007 | £295,000 | £500,402 | 227 |
| 2006 | £250,000 | £433,968 | 304 |
| 2005 | £244,000 | £434,222 | 198 |
| 2004 | £240,000 | £435,887 | 243 |
| 2003 | £221,500 | £408,057 | 226 |
| 2002 | £191,000 | £359,365 | 305 |
| 2001 | £180,000 | £346,041 | 222 |
| 2000 | £155,000 | £304,188 | 216 |
| 1999 | £127,000 | £253,104 | 265 |
| 1998 | £109,500 | £221,034 | 211 |
| 1997 | £89,600 | £183,752 | 228 |
| 1996 | £80,600 | £169,982 | 151 |
| 1995 | £81,200 | £176,516 | 127 |
In cash terms the typical SE22 8 home went from £81,200 in 1995 to £532,500 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 202%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 35% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE22 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 2014 (+22.3% on the year before); the weakest, 2026 (−16.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.8% | −18.7% |
| 5 years (since 2021) | −4.0% | −8.4% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +3.9% | +1.0% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in SE22 8
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 register shows 44 SE22 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 243 sales a year before the financial crisis and 133 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 SE22 8 trades
Only 44 sales completed here in the last twelve months of data, which makes SE22 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the SE22 district median, SE22 8 sits 14% lower, marking it as a cheaper pocket of the district.
What homes rent for around SE22 8
SE22 8 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.
£2,394 a month is £28,728 a year, which against the £532,500 median sold price makes a gross yield of 5.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: SE22 8 (East Dulwich)
Are property prices falling in SE22 8 (East Dulwich)?
Is SE22 8 (East Dulwich) a good place to buy a house?
How much did a house sell for in SE22 8 (East Dulwich)?
What happens to SE22 8 prices now?
The record answers a different question than "what happens next": the median is down 18% over five years in cash but down 35% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
SE22's current homes for sale
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 8: live asking prices are collected per district.
42% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Friern Road, London, London
- Belvoir Lodge, 59 Underhill Road, East Dulwich, East Dulwich
- Hillcourt Road, London, 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 SE22 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.
What another bedroom costs in SE
Real sold prices by size across the SE area, straight 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. 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.
SE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE22
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SE22, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE22 0 | £640,000 | 35 |
| 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 in SE22 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE22 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working SE22 8: the featured spot on this report is free for founding agents, one per district. Claim SE22 8.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE22 8. Free, with a one click sign in.
See every individual SE22 8 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.
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.