SE1 2 house prices are built from 6,811 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 19 Jun 2026. The median price paid across the whole record is £365,000. Across the 10 years from 2016 to 2026 the median moved -30.9% in cash — but once inflation is taken out, the change in 2026 money is -50.5%.
Median price paid
£365,000
Change in cash, 2016–2026
-30.9%
Change in real terms
-50.5%
Median per m²
£5,208
HM Land Registry6,811 sales1,669 with floor areaLatest sale 19 Jun 2026
Section 01
How SE1 2 prices moved
The chart tracks the median SE1 2 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £155,001 | £344,174 |
| 2000s | 10 | £320,000 | £582,946 |
| 2010s | 10 | £720,000 | £1,015,200 |
| 2020s | 7 | £712,500 | £727,989 |
The highest yearly median on record for SE1 2 is £1,200,000 in 2017; the lowest is £118,600 in 1995. Across the full 32-year record the cash median has moved from £118,600 to £740,000.
In 2026 money that first median is worth £263,348, so the real change over the whole record is +181.0% — about +3.39% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: -30.9% in cash against -50.5% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| UNIT 2 TRIANGLE HOUSE, 21 Three Oak Lane | 19 Jun 2026 | Flat or maisonette | £610,000 | £610,000 |
| 20 Butlers & Colonial Wharf | 29 May 2026 | Flat or maisonette | £620,000 | £620,000 |
| FLAT 123 CARAWAY APARTMENTS, 2 Cayenne Court | 29 May 2026 | Flat or maisonette | £400,000 | £400,000 |
| FLAT 21 ST. SAVIOURS WHARF Mill Street | 26 May 2026 | Flat or maisonette | £870,000 | £870,000 |
| FLAT 506 CARAWAY APARTMENTS, 2 Cayenne Court | 22 May 2026 | Flat or maisonette | £480,000 | £480,000 |
| APARTMENT 201 TEA TRADE WHARF, 26 Shad Thames | 15 May 2026 | Flat or maisonette | £1,500,000 | £1,500,000 |
| FLAT 120 CARAWAY APARTMENTS, 2 Cayenne Court | 27 Apr 2026 | Flat or maisonette | £975,000 | £975,000 |
| 60 Providence Square | 27 Apr 2026 | Flat or maisonette | £825,000 | £825,000 |
| FLAT 109 VANILLA & SESAME COURT Curlew Street | 23 Apr 2026 | Flat or maisonette | £740,000 | £740,000 |
| FLAT 31 ST. GEORGES WHARF, 6 Shad Thames | 2 Apr 2026 | Flat or maisonette | £500,000 | £500,000 |
| 213 Arnold Estate | 30 Mar 2026 | Flat or maisonette | £450,000 | £450,000 |
| FLAT 15 ST. SAVIOURS WHARF Mill Street | 27 Feb 2026 | Flat or maisonette | £1,335,000 | £1,335,000 |
| 42 BALMORAL HOUSE Earls Way | 26 Feb 2026 | Flat or maisonette | £800,000 | £800,000 |
| FLAT 97 the CIRCLE Queen Elizabeth Street | 26 Feb 2026 | Flat or maisonette | £495,000 | £495,000 |
| 86A Providence Square | 23 Feb 2026 | Flat or maisonette | £1,025,000 | £1,025,000 |
| 143 Providence Square | 23 Feb 2026 | Flat or maisonette | £975,000 | £975,000 |
| FLAT 307 the CIRCLE Queen Elizabeth Street | 23 Feb 2026 | Flat or maisonette | £440,000 | £440,000 |
| FLAT 6 FOUNTAIN COURT, 2 Lafone Street | 20 Feb 2026 | Flat or maisonette | £345,000 | £345,000 |
| 29 BALMORAL HOUSE Earls Way | 6 Feb 2026 | Flat or maisonette | £1,670,000 | £1,670,000 |
| SUITE 219 BUTLERS WHARF BUILDING, 36 Shad Thames | 23 Jan 2026 | Flat or maisonette | £2,975,000 | £2,975,000 |
| 50 Providence Square | 23 Jan 2026 | Flat or maisonette | £900,000 | £900,000 |
| FLAT 275 the CIRCLE Queen Elizabeth Street | 22 Jan 2026 | Flat or maisonette | £450,000 | £450,000 |
| FLAT 9 WHEAT WHARF APARTMENTS, 27 Shad Thames | 9 Jan 2026 | Flat or maisonette | £980,000 | £980,000 |
| FLAT 24 EAGLE WHARF COURT Lafone Street | 9 Jan 2026 | Flat or maisonette | £560,000 | £560,000 |
| FLAT 421 DEVON MANSIONS Tooley Street | 9 Jan 2026 | Flat or maisonette | £415,250 | £415,250 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to SE1 2 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 20 Butlers & Colonial Wharf | £175,000 (1999) | £620,000 (2026) | +4.8% | +2.1% |
| FLAT 123 CARAWAY APARTMENTS, 2 Cayenne Court | £230,000 (2001) | £400,000 (2026) | +2.2% | -0.5% |
| FLAT 21 ST. SAVIOURS WHARF Mill Street | £790,000 (2022) | £870,000 (2026) | +2.4% | -1.3% |
| FLAT 506 CARAWAY APARTMENTS, 2 Cayenne Court | £215,000 (2001) | £480,000 (2026) | +3.3% | +0.5% |
| APARTMENT 201 TEA TRADE WHARF, 26 Shad Thames | £975,000 (2003) | £1,500,000 (2026) | +1.9% | -0.9% |
| 60 Providence Square | £258,500 (1997) | £825,000 (2026) | +4.1% | +1.4% |
| FLAT 120 CARAWAY APARTMENTS, 2 Cayenne Court | £340,000 (2001) | £975,000 (2026) | +4.3% | +1.5% |
| FLAT 109 VANILLA & SESAME COURT Curlew Street | £690,000 (2011) | £740,000 (2026) | +0.5% | -2.4% |
| FLAT 31 ST. GEORGES WHARF, 6 Shad Thames | £450,000 (2008) | £500,000 (2026) | +0.6% | -2.3% |
| 213 Arnold Estate | £435,000 (2014) | £450,000 (2026) | +0.3% | -2.7% |
| FLAT 15 ST. SAVIOURS WHARF Mill Street | £655,000 (2004) | £1,335,000 (2026) | +3.3% | +0.4% |
| 42 BALMORAL HOUSE Earls Way | £1,050,000 (2016) | £800,000 (2026) | -2.7% | -5.9% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. SE1 2 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 6,701 | 98.4% | £365,000 | £4,560 – £12,000,000 |
| Terraced | 92 | 1.4% | £400,000 | £55,000 – £1,900,000 |
| Detached | 15 | 0.2% | £190,000 | £72,500 – £2,056,250 |
| Semi-detached | 3 | 0.0% | £370,000 | £330,000 – £590,000 |
Section 05
How big homes are in SE1 2
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 1,184 certificates cover SE1 2, and their median floor area is 72 m².
The median across the whole register is 76 m², so homes here are smaller than average — -5.3%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 72 m² | about 775 sq ft |
| Smaller quarter, up to | 56 m² | about 603 sq ft |
| Larger quarter, from | 92 m² | about 990 sq ft |
| Under 60 m² | 30.7% | 364 homes |
| 150 m² and over | 3.5% | 42 homes |
Section 06
Ownership and new build in SE1 2
6,766 of the sales on record are leasehold and 45 freehold — 99.3% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £365,000 and the median freehold sale £495,000 — a gap of +35.6%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 6,766 | 99.3% | £365,000 |
| Freehold | 45 | 0.7% | £495,000 |
| New build | 1,503 | 22.1% | £250,000 |
| Existing home | 5,308 | 77.9% | £399,950 |
New builds sold for less than the median existing home — -37.5%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 322 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in SE1 2
Every certificate carries an energy efficiency band as well as a floor area. Across Lambeth, 50.9% of 200,414 certificates sit in bands A to C, and 2.3% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 170 | 0.1% |
| B | 23,068 | 11.5% |
| C | 78,676 | 39.3% |
| D | 72,310 | 36.1% |
| E | 21,635 | 10.8% |
| F | 3,403 | 1.7% |
| G | 1,152 | 0.6% |
The Office for National Statistics puts the mean private rent in Lambeth at £2,523 a month as of Jun 2026 — £1,880 for a one-bedroom home and £2,680 for three bedrooms.
Against the median sale of £365,000 here, that rent is a gross yield of 8.29% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of SE1, 2,581 crimes were recorded in Jun 2026: 481 violent, 95 burglary, 60 vehicle-related and 377 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 15.5 times busier.
Against the 317,654 residents the 2021 census counted in Lambeth, that is 8.13 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around SE1 2
The 2021 census counted 317,654 residents in Lambeth across 134,688 households. 34.8% of those households own their home and 65.0% rent — a split the sold record cannot show, because only owners appear in it.
24 state and independent schools have a SE1 postcode: 12 primary, 7 secondary, 3 16 plus, 1 all-through, 1 nursery. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| City of London Academy (Southwark) | Secondary | Academy sponsor led | 1,589 |
| Ark Globe Academy | All-through | Academy sponsor led | 1,272 |
| Haberdashers' Borough Academy | Secondary | Free schools | 983 |
| Ark Walworth Academy | Secondary | Academy sponsor led | 973 |
| Oasis Academy South Bank | Secondary | Free schools | 691 |
| St Saviour's and St Olave's Church of England School | Secondary | Voluntary aided school | 620 |
| London Nautical, City of London Academy | Secondary | Academy sponsor led | 510 |
| Charles Dickens Primary School | Primary | Academy converter | 494 |
| Phoenix Primary School | Primary | Community school | 480 |
| Notre Dame Catholic Girls' School | Secondary | Academy converter | 354 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Borough Underground Station | Metro or underground | 0.2 km |
| Borough Underground Station | Metro or underground | 0.3 km |
| Borough Station | Tram | 0.3 km |
| London Bridge Rail Station | Rail | 0.7 km |
Section 09
How SE1 2 compares
The median across the whole archive is £157,500. SE1 2 sits above that national figure — +131.7%.
Where an EPC floor area could be matched to the sale, the median works out at £5,208 per square metre, across 1,669 of the 6,811 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £4,560 to £12,000,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
SE1 2 sits in Lambeth, in London.
The Office for National Statistics puts the median home in Lambeth at 11.1 times median local earnings of £48,690 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Other sectors in SE1
- SE1 0£405,850 median
- SE1 1£337,500 median
- SE1 3£335,000 median
- SE1 4£320,000 median
- SE1 5£228,975 median
- SE1 6£284,500 median
- SE1 7£395,000 median
- SE1 8£445,000 median
- SE1 9£640,000 median
The wider district is SE1.
Quick answers
Common questions about this data
What is the average house price in SE1 2?
The median price paid in SE1 2 across every sale on the register is £365,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in SE1 2?
6,811 sales are on record for SE1 2, the most recent completing on 19 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have SE1 2 house prices actually risen?
In cash, the median rose -30.9% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -50.5%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were SE1 2 house prices at their highest?
The highest yearly median on record is £1,200,000, set in 2017. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in SE1 2?
£5,208 per square metre, from the 1,669 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 19 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “SE1 2 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.