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Camberwell market report SE5 9, London
The SE5 9 (Camberwell) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,906 sales recorded by HM Land Registry in SE5 9 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for SE5 9 (London) is £500,000, from 29 registered sales, up 8% on five years earlier; the mean is £600,000, and by floor area homes here have averaged about £7,360 per square metre over the last five years. Behind the figures sit 3,906 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SE5 9 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 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.
The going rate for a home in SE5 9
Take the 29 registered 2026 sales in SE5 9 and the middle price, the median, is £500,000. The mean lands at £600,000, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
SE5 9 prices by floor area
Measured by floor area, the last five years of SE5 9 sales average about £7,360 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.
The national median for England and Wales is £285,000, which puts SE5 9 75% above the country at large.
A typical SE5 9 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £500,000 | £500,000 | 29 |
| 2025 | £505,000 | £517,076 | 121 |
| 2024 | £500,000 | £531,603 | 95 |
| 2023 | £525,000 | £576,847 | 79 |
| 2022 | £475,000 | £556,992 | 121 |
| 2021 | £461,200 | £583,939 | 122 |
| 2020 | £550,000 | £713,636 | 77 |
| 2019 | £483,000 | £633,097 | 76 |
| 2018 | £450,000 | £599,858 | 105 |
| 2017 | £460,000 | £627,394 | 98 |
| 2016 | £452,500 | £633,052 | 92 |
| 2015 | £425,000 | £600,525 | 142 |
| 2014 | £375,400 | £532,570 | 127 |
| 2013 | £297,000 | £427,353 | 104 |
| 2012 | £296,200 | £435,969 | 118 |
| 2011 | £250,000 | £377,404 | 94 |
| 2010 | £244,000 | £382,655 | 80 |
| 2009 | £236,300 | £379,854 | 59 |
| 2008 | £234,000 | £383,575 | 85 |
| 2007 | £250,000 | £424,070 | 158 |
| 2006 | £200,000 | £347,174 | 200 |
| 2005 | £220,000 | £391,511 | 151 |
| 2004 | £198,500 | £360,515 | 158 |
| 2003 | £170,000 | £313,181 | 137 |
| 2002 | £165,000 | £310,446 | 189 |
| 2001 | £153,200 | £294,519 | 190 |
| 2000 | £122,000 | £239,425 | 201 |
| 1999 | £95,000 | £189,330 | 207 |
| 1998 | £83,000 | £167,541 | 139 |
| 1997 | £90,100 | £184,777 | 188 |
| 1996 | £63,800 | £134,551 | 100 |
| 1995 | £59,200 | £128,692 | 64 |
In cash terms the typical SE5 9 home went from £59,200 in 1995 to £500,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 289%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE5 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 1997 (+41.2% on the year before); the weakest, 2021 (−16.1%). 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) | −1.0% | −3.3% |
| 5 years (since 2021) | +1.6% | −3.1% |
| 10 years (since 2016) | +1.0% | −2.3% |
| 20 years (since 2006) | +4.7% | +1.8% |
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
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.
Over the last twelve months of data, 29 sales completed in SE5 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 173 sales a year before the financial crisis and 89 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around SE5 9
The local authority for SE5 9 is Lambeth, and its ONS average private rent currently stands at £2,527 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,882 a month here against £3,725 for four or more bedrooms.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
Set against the £500,000 median sold price, £2,527 a month is £30,324 a year, a gross yield of 6.1%: 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.
Reading the SE5 9 market
Only 29 sales completed here in the last twelve months of data, which makes SE5 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What people ask about SE5 9 (Camberwell)
How much did a house sell for in SE5 9 (Camberwell)?
Are property prices falling in SE5 9 (Camberwell)?
Is SE5 9 (Camberwell) a good place to buy a house?
Will SE5 9 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 8% over five years in cash but down 14% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in SE5 today
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 9: live asking prices are collected per district.
37% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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 SE5 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in SE: the cost
Real sold prices by size across the SE area, straight 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. 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 SE5
A few minutes' walk can separate two very different markets. Here are SE5's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE5 0 | £480,000 | 27 |
| SE5 7 | £450,000 | 21 |
| SE5 8 | £517,500 | 60 |
Zoom out to the full SE5 district report for the type split, monthly volumes and how SE5 compares with its neighbours.
Before you sell in SE5 9: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE5 9, open the average prices map and zoom from the SE5 9 shading down to the sold homes on your own street. Every recorded SE5 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE5 9.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE5 9. Free, with a one click sign in.
See every individual SE5 9 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.