SE22 house prices are built from 17,768 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 26 Jun 2026. The median price paid across the whole record is £296,721. Across the 10 years from 2016 to 2026 the median moved +17.2% in cash — but once inflation is taken out, the change in 2026 money is -16.0%.
Median price paid
£296,721
Change in cash, 2016–2026
+17.2%
Change in real terms
-16.0%
Median per m²
£4,160
HM Land Registry17,768 sales4,290 with floor areaLatest sale 26 Jun 2026
Section 01
How SE22 prices moved
The chart tracks the median SE22 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 | £77,885 | £172,941 |
| 2000s | 10 | £233,250 | £424,913 |
| 2010s | 10 | £495,000 | £697,950 |
| 2020s | 7 | £640,000 | £653,913 |
The highest yearly median on record for SE22 is £720,000 in 2025; the lowest is £62,650 in 1995. Across the full 32-year record the cash median has moved from £62,650 to £630,000.
In 2026 money that first median is worth £139,113, so the real change over the whole record is +352.9% — about +4.99% 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: +17.2% in cash against -16.0% 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 |
|---|---|---|---|---|
| 10 Highwood Close | 26 Jun 2026 | Terraced | £802,000 | £802,000 |
| 165 Landells Road | 19 Jun 2026 | Terraced | £875,000 | £875,000 |
| FLAT 25 WHEATLAND HOUSE East Dulwich Estate | 19 Jun 2026 | Flat or maisonette | £270,000 | £270,000 |
| 427 Lordship Lane | 9 Jun 2026 | Terraced | £810,000 | £810,000 |
| 3 Silvester Road | 5 Jun 2026 | Terraced | £875,000 | £875,000 |
| 47 Fellbrigg Road | 1 Jun 2026 | Terraced | £1,250,000 | £1,250,000 |
| FLAT 1 1A Oakhurst Grove | 28 May 2026 | Flat or maisonette | £600,000 | £600,000 |
| 50B Oakhurst Grove | 27 May 2026 | Flat or maisonette | £505,000 | £505,000 |
| FLAT C 288 Crystal Palace Road | 27 May 2026 | Flat or maisonette | £407,500 | £407,500 |
| 211 Underhill Road | 26 May 2026 | Terraced | £878,750 | £878,750 |
| FLAT 1 BEECH COURT 1B East Dulwich Road | 26 May 2026 | Flat or maisonette | £792,000 | £792,000 |
| FLAT 2 321 Lordship Lane | 26 May 2026 | Flat or maisonette | £408,840 | £408,840 |
| 133 Melbourne Grove | 22 May 2026 | Flat or maisonette | £645,000 | £645,000 |
| FLAT 35 WILTON HOUSE East Dulwich Estate | 22 May 2026 | Flat or maisonette | £330,000 | £330,000 |
| FLAT 28 BYRON COURT Lordship Lane | 20 May 2026 | Flat or maisonette | £385,000 | £385,000 |
| 60A East Dulwich Grove | 15 May 2026 | Flat or maisonette | £525,000 | £525,000 |
| 9 Besant Place | 15 May 2026 | Flat or maisonette | £180,000 | £180,000 |
| 109 Friern Road | 14 May 2026 | Flat or maisonette | £415,000 | £415,000 |
| 71B Underhill Road | 14 May 2026 | Terraced | £400,000 | £400,000 |
| GROUND FLOOR FLAT 278 Lordship Lane | 8 May 2026 | Flat or maisonette | £780,000 | £780,000 |
| 7 TESSA APARTMENTS, 117 East Dulwich Grove | 8 May 2026 | Flat or maisonette | £540,000 | £540,000 |
| 2 Landells Road | 1 May 2026 | Terraced | £685,000 | £685,000 |
| FLAT A 311 Lordship Lane | 30 Apr 2026 | Flat or maisonette | £500,000 | £500,000 |
| FLAT 4 69 Silvester Road | 30 Apr 2026 | Flat or maisonette | £345,000 | £345,000 |
| 138A Barry Road | 28 Apr 2026 | Flat or maisonette | £640,000 | £640,000 |
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 SE22 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 10 Highwood Close | £329,950 (2006) | £802,000 (2026) | +4.5% | +1.6% |
| 165 Landells Road | £160,000 (2001) | £875,000 (2026) | +7.0% | +4.2% |
| 427 Lordship Lane | £360,000 (2007) | £810,000 (2026) | +4.4% | +1.4% |
| FLAT 1 1A Oakhurst Grove | £130,000 (2000) | £600,000 (2026) | +6.1% | +3.3% |
| FLAT C 288 Crystal Palace Road | £265,500 (2018) | £407,500 (2026) | +5.5% | +1.8% |
| 16 Nutfield Road | £45,000 (1996) | £825,000 (2026) | +10.2% | +7.4% |
| FLAT 2 321 Lordship Lane | £40,000 (1997) | £408,840 (2026) | +8.3% | +5.6% |
| 211 Underhill Road | £210,000 (2001) | £878,750 (2026) | +5.9% | +3.1% |
| FLAT 1 BEECH COURT 1B East Dulwich Road | £270,000 (2007) | £792,000 (2026) | +5.8% | +2.8% |
| FLAT 35 WILTON HOUSE East Dulwich Estate | £330,000 (2015) | £330,000 (2026) | 0.0% | -3.1% |
| 133 Melbourne Grove | £120,000 (1999) | £645,000 (2026) | +6.4% | +3.7% |
| FLAT 28 BYRON COURT Lordship Lane | £150,000 (2007) | £385,000 (2026) | +5.1% | +2.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. SE22 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 | 9,128 | 51.4% | £240,000 | £1,000 – £1,290,000 |
| Terraced | 6,197 | 34.9% | £377,500 | £600 – £3,250,000 |
| Semi-detached | 2,138 | 12.0% | £475,000 | £1,000 – £3,375,000 |
| Detached | 305 | 1.7% | £565,000 | £5,610 – £4,250,000 |
Section 05
How big homes are in SE22
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 3,638 certificates cover SE22, and their median floor area is 71 m².
The median across the whole register is 76 m², so homes here are smaller than average — -6.6%. 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 | 71 m² | about 764 sq ft |
| Smaller quarter, up to | 54 m² | about 581 sq ft |
| Larger quarter, from | 102 m² | about 1,098 sq ft |
| Under 60 m² | 33.6% | 1,224 homes |
| 150 m² and over | 9.4% | 342 homes |
Section 06
Ownership and new build in SE22
9,322 of the sales on record are leasehold and 8,446 freehold — 52.5% 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 £241,000 and the median freehold sale £405,000 — a gap of +68.0%. 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 | 9,322 | 52.5% | £241,000 |
| Freehold | 8,446 | 47.5% | £405,000 |
| New build | 719 | 4.0% | £189,950 |
| Existing home | 17,049 | 96.0% | £305,000 |
New builds sold for less than the median existing home — -37.7%. 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 664 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 SE22
Every certificate carries an energy efficiency band as well as a floor area. Across Southwark, 60.3% of 173,457 certificates sit in bands A to C, and 1.9% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 233 | 0.1% |
| B | 35,282 | 20.3% |
| C | 69,157 | 39.9% |
| D | 50,070 | 28.9% |
| E | 15,385 | 8.9% |
| F | 2,562 | 1.5% |
| G | 768 | 0.4% |
The Office for National Statistics puts the mean private rent in Southwark at £2,402 a month as of Jun 2026 — £1,820 for a one-bedroom home and £2,650 for three bedrooms.
Against the median sale of £296,721 here, that rent is a gross yield of 9.71% 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 SE22, 460 crimes were recorded in Jun 2026: 104 violent, 26 burglary, 50 vehicle-related and 78 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 2.8 times busier.
Against the 307,637 residents the 2021 census counted in Southwark, that is 1.50 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 SE22
The 2021 census counted 307,637 residents in Southwark across 130,820 households. 31.3% of those households own their home and 68.4% rent — a split the sold record cannot show, because only owners appear in it.
9 state and independent schools have a SE22 postcode: 6 primary, 3 secondary. 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 |
|---|---|---|---|
| The Charter School East Dulwich | Secondary | Free schools | 1,389 |
| Harris Boys' Academy East Dulwich | Secondary | Academy sponsor led | 912 |
| Harris Girls' Academy East Dulwich | Secondary | Academy sponsor led | 809 |
| Heber Primary School | Primary | Community school | 447 |
| Goodrich Community Primary School | Primary | Community school | 421 |
| St Anthony's Catholic Primary School | Primary | Academy converter | 414 |
| Harris Primary Academy East Dulwich | Primary | Free schools | 346 |
| Goose Green Primary and Nursery School | Primary | Academy converter | 210 |
| Grove Primary School | Primary | Academy converter | 205 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| East Dulwich Rail Station | Rail | 1.0 km |
| North Dulwich Rail Station | Rail | 1.1 km |
| Peckham Rye Rail Station | Rail | 1.7 km |
| Peckham Rye Rail Station | Rail | 1.7 km |
Section 09
How SE22 compares
The median across the whole archive is £157,500. SE22 sits above that national figure — +88.4%.
Where an EPC floor area could be matched to the sale, the median works out at £4,160 per square metre, across 4,290 of the 17,768 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 £600 to £4,250,000. 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.
SE22 sits in Southwark, in London.
The Office for National Statistics puts the median home in Southwark at 10.8 times median local earnings of £50,000 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
Sectors inside SE22
The closest districts
- SE152.1 km · £250,000
- SE232.2 km · £240,000
- SE52.5 km · £250,000
- SE42.7 km · £235,000
- SE263.2 km · £215,000
- SW93.3 km · £297,500
- SW23.3 km · £257,000
- SE194.2 km · £210,000
This district mostly covers London.
Quick answers
Common questions about this data
What is the average house price in SE22?
The median price paid in SE22 across every sale on the register is £296,721. 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 SE22?
17,768 sales are on record for SE22, the most recent completing on 26 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have SE22 house prices actually risen?
In cash, the median rose +17.2% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -16.0%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were SE22 house prices at their highest?
The highest yearly median on record is £720,000, set in 2025. 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 SE22?
£4,160 per square metre, from the 4,290 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 26 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, “SE22 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.