Key indicators for buyers
The SE12 market is moderately favourable for buyers. Prices have softened (-8.1%), which could present a buying opportunity. Affordability has improved from a peak of 13.9x in 2021 to 11.1x today. Rising rents (£1,806/mo, +2.8%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Lewisham area
A home in Lewisham costs 11.1x the local median salary — very stretched, improving from a peak of 13.9x in 2021.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Lewisham area
Average monthly rent in Lewisham is £1,806, up 2.8% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Lewisham price of £455,000 with a 25% deposit (£114k), a 2-year fixed mortgage at 3.97% costs around £1,796 per month.
Monthly cost comparison based on current data
Uses SE12 avg. price with Lewisham rental data
Monthly mortgage payments (£1,796) are £10 less than renting (£1,806). However, buying requires an upfront deposit of £114k — it would take around 9 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
202, MARVELS LANE SE12 9PL | Semi-detached | £485,000 | 23 Jan 2026 |
32, FAIRBY ROAD SE12 8JR | Flat/Maisonette | £375,000 | 23 Jan 2026 |
10, DORVILLE ROAD SE12 8EB | Flat/Maisonette | £410,000 | 9 Jan 2026 |
157, ALNWICK ROAD SE12 9BX | Terraced | £380,000 | 9 Jan 2026 |
30, RAYFORD AVENUE SE12 0NG | Semi-detached | £625,000 | 5 Jan 2026 |
73, GABLES CLOSE SE12 0UE | Flat/Maisonette | £275,000 | 19 Dec 2025 |
31, SILK CLOSE SE12 8DL | Flat/Maisonette |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in SE12 sold for £455,000 in 2026, with a median of £410,000 across 5 transactions. Prices fell 8.1% compared to the previous year.
| £292,500 |
| 19 Dec 2025 |
217A, BARING ROAD SE12 0PZ | Flat/Maisonette | £305,500 | 19 Dec 2025 |
8, OAK APPLE COURT SE12 0UB | Flat/Maisonette | £276,000 | 19 Dec 2025 |
52, LE MAY AVENUE SE12 9SU | Terraced | £796,000 | 18 Dec 2025 |
FLAT 5, 334, LEE HIGH ROAD SE12 8RS | Flat/Maisonette | £232,500 | 17 Dec 2025 |
FLAT 5, 111, EFFINGHAM ROAD SE12 8NT | Flat/Maisonette | £600,000 | 16 Dec 2025 |
41, CHINBROOK ROAD SE12 9TQ | Detached | £663,000 | 16 Dec 2025 |
99, AMBLECOTE ROAD SE12 9TR | Flat/Maisonette | £296,000 | 12 Dec 2025 |
47, LYME FARM ROAD SE12 8JQ | Flat/Maisonette | £441,000 | 12 Dec 2025 |
2, AISLIBIE ROAD SE12 8QQ | Terraced | £780,000 | 5 Dec 2025 |
90, ALWOLD CRESCENT SE12 9AH | Semi-detached | £420,000 | 5 Dec 2025 |
49, BRIGHTFIELD ROAD SE12 8QE | Terraced | £625,000 | 5 Dec 2025 |
95, WEIGALL ROAD SE12 8HG | Semi-detached | £750,000 | 4 Dec 2025 |
44, BRIGHTFIELD ROAD SE12 8QF | Terraced | £585,000 | 28 Nov 2025 |
The most recent recorded sale in SE12 was a semi-detached property on Marvels Lane for £485,000 in January 2026. Across the last 20 sales, the median price was £441,000.