Local market reports › SE area › SE5 › SE5 8
Camberwell market report SE5 8, London
The standing SE5 8 (Camberwell) property market report, rebuilt from the full public record every month. The raw material for this page is 6,460 HM Land Registry entries for SE5 8 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in SE5 8 (London) came in at £517,500, out of 60 registered, up 2% on five years earlier, and the mean stands at £683,000, and by floor area homes here have averaged about £8,080 per square metre over the last five years. The record behind it is 6,460 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE5 8 is a postcode sector: one group of streets inside SE5 (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 SE5 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 SE5 8 homes really sell for
Across 60 registered 2026 sales, the typical (median) SE5 8 home went for £517,500. The mean is £683,000, 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 SE5 8
Measured by floor area, the last five years of SE5 8 sales average about £8,080 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.
England and Wales as a whole trade at a £285,000 median, leaving SE5 8 82% above the national figure.
A typical SE5 8 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £517,500 | £517,500 | 60 |
| 2025 | £510,000 | £522,196 | 183 |
| 2024 | £550,000 | £584,763 | 152 |
| 2023 | £515,000 | £565,859 | 128 |
| 2022 | £530,000 | £621,485 | 197 |
| 2021 | £506,500 | £641,294 | 232 |
| 2020 | £475,000 | £616,322 | 159 |
| 2019 | £480,000 | £629,165 | 145 |
| 2018 | £500,000 | £666,509 | 120 |
| 2017 | £445,000 | £606,935 | 171 |
| 2016 | £490,000 | £685,515 | 167 |
| 2015 | £425,000 | £600,525 | 231 |
| 2014 | £391,500 | £555,411 | 206 |
| 2013 | £345,000 | £496,421 | 223 |
| 2012 | £278,000 | £409,181 | 185 |
| 2011 | £285,500 | £430,995 | 176 |
| 2010 | £235,000 | £368,541 | 185 |
| 2009 | £219,800 | £353,330 | 152 |
| 2008 | £236,200 | £387,182 | 132 |
| 2007 | £262,500 | £445,273 | 302 |
| 2006 | £227,800 | £395,432 | 298 |
| 2005 | £210,000 | £373,715 | 218 |
| 2004 | £188,600 | £342,534 | 228 |
| 2003 | £172,000 | £316,866 | 224 |
| 2002 | £165,000 | £310,446 | 279 |
| 2001 | £149,500 | £287,406 | 247 |
| 2000 | £122,500 | £240,406 | 252 |
| 1999 | £101,800 | £202,882 | 308 |
| 1998 | £80,000 | £161,486 | 253 |
| 1997 | £70,500 | £144,581 | 329 |
| 1996 | £66,000 | £139,191 | 169 |
| 1995 | £60,000 | £130,431 | 149 |
In cash terms the typical SE5 8 home went from £60,000 in 1995 to £517,500 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 297%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE5 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 1999 (+27.3% on the year before); the weakest, 2008 (−10.0%). 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) | +1.5% | −0.9% |
| 5 years (since 2021) | +0.4% | −4.2% |
| 10 years (since 2016) | +0.5% | −2.8% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
How many homes change hands in SE5 8
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
SE5 8 recorded 60 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 256 sales a year before the financial crisis and 144 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 SE5 8
For renting purposes SE5 8 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.
Set against the £517,500 median sold price, £2,394 a month is £28,728 a year, a gross yield of 5.6%: 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.
SE5 8 (Camberwell): the questions that come up
Are property prices falling in SE5 8 (Camberwell)?
Is SE5 8 (Camberwell) a good place to buy a house?
How much did a house sell for in SE5 8 (Camberwell)?
Are SE5 8 prices heading up or down?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 19% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in SE5 now
The live side of the market holds 122 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole SE5 district, not just SE5 8: live asking prices are collected per district.
Of everything listed here, 37% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 SE5 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%) | — |
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. 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.
Five-year change in the median, SE area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE5
Sector boundaries hide real price steps. The rest of SE5, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE5 0 | £480,000 | 27 |
| SE5 7 | £450,000 | 21 |
| SE5 9 | £500,000 | 29 |
Zoom out to the full SE5 district report for the type split, monthly volumes and how SE5 compares with its neighbours.
Selling a home in SE5 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE5 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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE5 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SE5 8. Free after a one click sign in.
See every individual SE5 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.
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.