Local market reports › SE area › SE22 › SE22 9
East Dulwich market report SE22 9, London
The standing SE22 9 (East Dulwich) property market report, rebuilt from the full public record every month. Everything below comes from 5,875 sales recorded by HM Land Registry in SE22 9 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 50 registered 2026 sales put the SE22 9 (London) median at £710,000, up 7% on five years earlier, with a mean of £791,600, and by floor area homes here have averaged about £9,110 per square metre over the last five years. Everything rests on 5,875 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE22 9 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 9 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 SE22 9 homes really sell for
In the SE22 9 property market, the 2026 median sale price is £710,000, from 50 registered sales; the mean, the "average house price" most sites quote, is £791,600, sitting modestly above it, the usual shape of a market with an expensive tail.
SE22 9 prices by floor area
Measured by floor area, the last five years of SE22 9 sales average about £9,110 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.
Against a national (England and Wales) median of £285,000, SE22 9 runs 149% above it.
The price of a typical SE22 9 home, 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 | £710,000 | £710,000 | 50 |
| 2025 | £825,000 | £844,728 | 153 |
| 2024 | £715,000 | £760,192 | 152 |
| 2023 | £652,500 | £716,938 | 140 |
| 2022 | £720,000 | £844,282 | 177 |
| 2021 | £664,800 | £841,723 | 194 |
| 2020 | £725,000 | £940,702 | 139 |
| 2019 | £680,000 | £891,317 | 133 |
| 2018 | £652,500 | £869,795 | 154 |
| 2017 | £625,000 | £852,437 | 132 |
| 2016 | £628,500 | £879,278 | 139 |
| 2015 | £630,000 | £890,190 | 155 |
| 2014 | £614,000 | £871,066 | 182 |
| 2013 | £465,200 | £669,376 | 202 |
| 2012 | £473,500 | £696,933 | 184 |
| 2011 | £390,000 | £588,750 | 171 |
| 2010 | £365,000 | £572,414 | 185 |
| 2009 | £338,500 | £544,142 | 142 |
| 2008 | £317,500 | £520,450 | 90 |
| 2007 | £350,000 | £593,697 | 222 |
| 2006 | £290,000 | £503,403 | 247 |
| 2005 | £250,000 | £444,899 | 301 |
| 2004 | £245,500 | £445,876 | 251 |
| 2003 | £225,000 | £414,505 | 203 |
| 2002 | £202,500 | £381,002 | 249 |
| 2001 | £182,400 | £350,655 | 240 |
| 2000 | £137,500 | £269,844 | 254 |
| 1999 | £100,000 | £199,295 | 261 |
| 1998 | £91,000 | £183,690 | 245 |
| 1997 | £72,500 | £148,683 | 209 |
| 1996 | £63,000 | £132,864 | 167 |
| 1995 | £60,000 | £130,431 | 152 |
In cash terms the typical SE22 9 home went from £60,000 in 1995 to £710,000 in 2026, roughly 12 times the price. Even after inflation that is a real rise of about 444%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 25% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE22 9 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 (+37.5% on the year before); the weakest, 2026 (−13.9%). 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) | −13.9% | −15.9% |
| 5 years (since 2021) | +1.3% | −3.3% |
| 10 years (since 2016) | +1.2% | −2.1% |
| 20 years (since 2006) | +4.6% | +1.7% |
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 9
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
SE22 9 recorded 50 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 246 sales a year before the financial crisis and 134 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 9
For renting purposes SE22 9 sits in Southwark. The ONS average private rent there is £2,394 a month (May 2026). A one-bed averages £1,814 a month here and a four-or-more-bed £3,491, so size does most of the work in setting the rent.
Average monthly rent by size, Southwark
ONS Price Index of Private Rents, May 2026.
Against the £710,000 median purchase price, a rent of £2,394 a month (£28,728 a year) works out at a 4.0% 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.
Reading the SE22 9 market
Only 50 sales completed here in the last twelve months of data, which makes SE22 9 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 9 sits 15% higher, marking it as a dearer pocket of the district.
Asked and answered: SE22 9 (East Dulwich)
Are property prices falling in SE22 9 (East Dulwich)?
Is SE22 9 (East Dulwich) a good place to buy a house?
How much did a house sell for in SE22 9 (East Dulwich)?
Where do SE22 9 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in SE22 right now
Turning to what is actually available: 26 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole SE22 district, not just SE22 9: 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" 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 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. 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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
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 biggest risers and fallers in cash terms; every row links to that district's 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 0 | £640,000 | 35 |
| SE22 8 | £532,500 | 44 |
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 9? 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 9, use the average prices map for a rough value: zoom from SE22 9's shading down to the sold homes on your own street. The figures above are every recorded SE22 9 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SE22 9: the featured spot on this report is free for founding agents, one per district. Claim SE22 9.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE22 9. Free after a one click sign in.
The live map plots every individual SE22 9 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.