Local market reports › SE area › SE5
Camberwell market report SE5, London
The standing SE5 (Camberwell) property market report, rebuilt from the full public record every month. Everything below comes from 16,296 sales recorded by HM Land Registry in SE5 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: 174 registered 2026 sales put the SE5 (London) median at £500,000, up 6% on five years earlier, with a mean of £604,600, and by floor area homes here have averaged about £7,420 per square metre over the last five years. Everything rests on 16,296 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE5 is a postcode district covering Camberwell, Denmark Hill, Peckham in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SE5 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 SE5 sells for
The SE5 median stands at £500,000 for 2026, built from 174 registered sales; the mean, the figure usually quoted as the "average house price", is £604,600, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in SE5
Per square metre, SE5 homes have averaged around £7,420 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving SE5 75% above the national figure.
SE5's median sold price, 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 | £500,000 | £500,000 | 174 |
| 2025 | £480,000 | £491,478 | 494 |
| 2024 | £500,000 | £531,603 | 414 |
| 2023 | £480,000 | £527,403 | 341 |
| 2022 | £490,000 | £574,581 | 561 |
| 2021 | £470,000 | £595,081 | 573 |
| 2020 | £480,000 | £622,810 | 372 |
| 2019 | £480,000 | £629,165 | 519 |
| 2018 | £485,000 | £646,514 | 469 |
| 2017 | £445,000 | £606,935 | 500 |
| 2016 | £460,000 | £643,545 | 457 |
| 2015 | £410,000 | £579,330 | 566 |
| 2014 | £352,600 | £500,225 | 522 |
| 2013 | £315,000 | £453,254 | 525 |
| 2012 | £280,000 | £412,125 | 435 |
| 2011 | £275,600 | £416,050 | 370 |
| 2010 | £240,000 | £376,382 | 368 |
| 2009 | £218,800 | £351,723 | 306 |
| 2008 | £228,000 | £373,740 | 345 |
| 2007 | £236,000 | £400,322 | 720 |
| 2006 | £210,000 | £364,533 | 783 |
| 2005 | £206,500 | £367,487 | 585 |
| 2004 | £192,000 | £348,710 | 669 |
| 2003 | £175,000 | £322,392 | 636 |
| 2002 | £160,000 | £301,039 | 647 |
| 2001 | £150,000 | £288,367 | 646 |
| 2000 | £120,000 | £235,500 | 657 |
| 1999 | £95,000 | £189,330 | 742 |
| 1998 | £80,000 | £161,486 | 559 |
| 1997 | £77,000 | £157,911 | 687 |
| 1996 | £60,000 | £126,537 | 370 |
| 1995 | £59,200 | £128,692 | 284 |
In cash terms the typical SE5 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. Measured in today's money the market peaked in 2018; the current median sits about 23% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the SE5 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 (+28.3% on the year before); the weakest, 2009 (−4.0%). 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, 73% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £2,025,000 against £430,000 for a flat, 4.7 times the price.
Median by property type, SE5
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 | £2,025,000 (2025) | – | 142 |
| Semi-detached | £763,000 | 6 | 631 |
| Terraced | £895,000 | 31 | 3,556 |
| Flats | £450,000 | 134 | 11,920 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +4.2% | +1.7% |
| 5 years (since 2021) | +1.2% | −3.4% |
| 6 years (since 2020) | +0.7% | −3.6% |
| 10 years (since 2016) | +0.8% | −2.5% |
| 20 years (since 2006) | +4.4% | +1.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in SE5
Sales per year, counted
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 monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 326 sales completed in SE5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 668 sales a year before the financial crisis and 397 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.
The rental side of SE5
SE5 falls under Southwark, where the ONS puts the average private rent at £2,394 a month (May 2026 figures). The spread runs from £1,814 a month for a typical one-bed to £3,491 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Southwark
ONS Price Index of Private Rents, May 2026.
Set against the £500,000 median sold price, £2,394 a month is £28,728 a year, a gross yield of 5.7%: 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.
What kind of market SE5 is
Flats dominate what actually sells, at 74% of last year's transactions, and the headline median follows them. House buyers should lean on the type split above rather than the overall figure.
What people ask about SE5 (Camberwell)
Is SE5 (Camberwell) a good place to buy a house?
How much did a house sell for in SE5 (Camberwell)?
Are property prices falling in SE5 (Camberwell)?
Where do SE5 prices go next?
The record answers a different question than "what happens next": the median is up 6% over five years in cash but down 16% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in SE5 today
Everything above is what homes in SE5 sold for. The live side of the market holds 110 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price level with the SE5 median sold price.
Set against 326 registered sales in the last twelve months, the 110 homes on the market here are roughly 4 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
24% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Denmark Hill Estate, London, SE5, London
- Padfield Road, London, SE5, London
- Coldharbour Lane, London, SE5, 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 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.
Listed against sold: the SE5 mix
Flats are 87% of what is listed in SE5 but 77% of what sold over 2024 and 2025: the market is being offered more of them than it has been taking, which tends to give a buyer of one room to talk.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 0% | 1% |
| Semi-detached | 0% | 3% |
| Terraced | 13% | 19% |
| Flats | 87% | 77% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares (7 here).
The SE5 sales calendar
Take the 2,383 SE5 sales dated 2021 to 2025 and sort them by month: March completions lead with 13.1% of the total, April trails with 6.5%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 172 | 7.2% |
| February | 188 | 7.9% |
| March | 311 | 13.1% |
| April | 156 | 6.5% |
| May | 168 | 7.0% |
| June | 257 | 10.8% |
| July | 177 | 7.4% |
| August | 184 | 7.7% |
| September | 218 | 9.1% |
| October | 194 | 8.1% |
| November | 173 | 7.3% |
| December | 185 | 7.8% |
Moving up a bedroom in SE: the cost
What homes of each size actually sold for across the SE area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £480,000 | — | £670,000 | £850,000 (+27%) | £1,276,500 (+50%) |
| Semi-detached | £375,000 | £475,000 (+27%) | £597,500 (+26%) | £815,000 (+36%) | £1,233,000 (+51%) |
| Terraced | £378,500 | £445,000 (+18%) | £580,000 (+30%) | £786,000 (+36%) | £960,000 (+22%) |
| Flat | £330,000 | £425,000 (+29%) | £530,000 (+25%) | £650,000 (+23%) | £785,000 (+21%) |
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
SE5 ranks 7 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside SE5, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How SE5 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE21 | £730,000 | +7% |
| SE24 | £648,200 | -6% |
| SE22 | £642,500 | +0% |
| SE4 | £597,500 | +6% |
| SE27 | £562,500 | +7% |
| SE1 | £560,000 | -20% |
| SE15 | £520,000 | -2% |
| SE3 | £514,500 | +2% |
| SE5 (this report) | £500,000 | +6% |
| SE7 | £500,000 | +3% |
| SE10 | £500,000 | -15% |
| SE23 | £500,000 | +4% |
| SE17 | £483,000 | -3% |
| SE11 | £480,000 | -14% |
| SE26 | £480,000 | +4% |
| SE9 | £475,000 | +7% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £445,000 | -7% |
| SE19 | £430,000 | -4% |
| SE2 | £426,500 | +14% |
| SE13 | £421,000 | -2% |
| SE18 | £420,000 | +4% |
Thinking of selling in SE5? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE5, open the average prices map and zoom from the SE5 shading down to the sold homes on your own street. Every recorded SE5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE5. Free after a one click sign in.
See every individual SE5 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.