Local market reports › SE area › SE22
East Dulwich market report SE22, London
The SE22 (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: 17,851 completed sales registered with HM Land Registry in SE22 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in SE22 (London) sold for £620,000 in 2026, the median of 129 registered sales, down 3% on five years earlier. The mean was £742,200, and by floor area homes here have averaged about £8,570 per square metre over the last five years. The figures cover 17,851 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 SE22 covering East Dulwich, Peckham Rye 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 SE22 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 SE22
In the SE22 property market, the 2026 median sale price is £620,000, from 129 registered sales; the mean, the "average house price" most sites quote, is £742,200, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in SE22
The last five years of sales put SE22 at roughly £8,570 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.
For scale: the England and Wales median is £285,000, so SE22 trades 118% above the country as a whole.
A typical SE22 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 | £620,000 | £620,000 | 129 |
| 2025 | £715,000 | £732,098 | 509 |
| 2024 | £650,000 | £691,084 | 462 |
| 2023 | £610,200 | £670,461 | 376 |
| 2022 | £627,500 | £735,815 | 560 |
| 2021 | £641,100 | £811,715 | 597 |
| 2020 | £640,000 | £830,413 | 399 |
| 2019 | £611,500 | £801,530 | 385 |
| 2018 | £612,000 | £815,808 | 419 |
| 2017 | £550,000 | £750,145 | 428 |
| 2016 | £537,200 | £751,548 | 420 |
| 2015 | £535,000 | £755,955 | 524 |
| 2014 | £495,000 | £702,244 | 577 |
| 2013 | £407,000 | £585,632 | 593 |
| 2012 | £378,000 | £556,369 | 537 |
| 2011 | £350,000 | £528,365 | 488 |
| 2010 | £360,000 | £564,573 | 477 |
| 2009 | £312,300 | £502,025 | 396 |
| 2008 | £310,000 | £508,155 | 273 |
| 2007 | £315,000 | £534,328 | 708 |
| 2006 | £261,000 | £453,063 | 842 |
| 2005 | £247,500 | £440,450 | 735 |
| 2004 | £234,000 | £424,990 | 777 |
| 2003 | £218,000 | £401,609 | 666 |
| 2002 | £193,300 | £363,692 | 874 |
| 2001 | £165,500 | £318,165 | 730 |
| 2000 | £140,000 | £274,750 | 730 |
| 1999 | £110,000 | £219,224 | 847 |
| 1998 | £92,100 | £185,910 | 710 |
| 1997 | £77,900 | £159,757 | 708 |
| 1996 | £66,000 | £139,191 | 528 |
| 1995 | £62,600 | £136,083 | 447 |
In cash terms the typical SE22 home went from £62,600 in 1995 to £620,000 in 2026, roughly 10 times the price. Adjusted for inflation it still comes to a real rise of roughly 356%, so homes here got dearer in substance, not only in cash. 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 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 (+27.3% on the year before); the weakest, 2026 (−13.3%). 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, 51% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £1,650,000 against £500,000 for a flat, 3.3 times the price.
Median by property type, SE22
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 | £1,650,000 (2025) | – | 291 |
| Semi-detached | £1,442,500 | 12 | 2,149 |
| Terraced | £878,800 | 41 | 6,220 |
| Flats | £450,000 | 73 | 9,173 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.3% | −15.3% |
| 5 years (since 2021) | −0.7% | −5.2% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +4.4% | +1.6% |
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.
The turnover behind the prices
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 330 sales completed in SE22. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 758 sales a year before the financial crisis and 407 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of SE22
SE22 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 £620,000 median sold price makes a gross yield of 4.6%. 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.
Reading the SE22 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Among the 28 measurable districts of its area, SE22 ranks 2 by median price: firmly in the dearer tier.
Common questions on SE22 (East Dulwich)
Are property prices falling in SE22 (East Dulwich)?
Is SE22 (East Dulwich) a good place to buy a house?
How much did a house sell for in SE22 (East Dulwich)?
Are SE22 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 3% over five years in cash but down 24% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in SE22 now
Everything above is what homes in SE22 sold for. The live side of the market holds 26 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 31% above the SE22 median sold price.
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
"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 →
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
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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SE22 ranks 21 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.
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.
Inside SE22, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE22 0 | £640,000 | 35 |
| SE22 8 | £532,500 | 44 |
| SE22 9 | £710,000 | 50 |
How SE22 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 (this report) | £620,000 | -3% |
| SE21 | £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% |
Thinking of selling in SE22? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE22'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: the featured spot on this report is free for founding agents, one per district. Claim SE22.
Dig further
Behind the answers sits the same Land Registry record as this page, with SE22 already set as the subject. Free, one click sign in.
Two maps carry on from here: every SE22 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.