A guide to property prices in SE22 8

Learn all about South London with our property guides

South London is increasingly attractive for renters, first time home buyers, and real estate investors. At Jukes, our goal is to study how property values have shifted over time and offer key recommendations to assist you: sell or acquire a property at the best price.
In this guide we’ll analyse macroeconomic elements driving property prices, and closely examine price fluctuations depending on the type of property you own or hope to purchase.
Note: The data here encompasses 2010 – 2021. We’re updating this model and article with the newest 2023 data.

Comparing SE22 8 with nearby postcodes

To provide more SE22 8 insight, we’ve done similar deep dives on nearby postcode sectors too.
Check the table below and feel free to navigate around. You may find interesting opportunities and learnings for these areas:

Postcode sector Median Price per sqm (£, in 2020) See our analysis
SE22 0 £7468.35 See our analysis on SE22 0 property prices
SE22 8 £8539.2 See our analysis on SE22 8 property prices
SE22 9 £8812.95 See our analysis on SE22 9 property prices

Socioeconomic factors impacting property prices in SE22 8

After talking about location based factors, we can now focus on factors apparently not related directly to the property itself. Indeed, it’s well known that the property market reacts to economic & demographic signals such as the interest rates, the population growth but also the average household income of the area.

Interest rates

In the last 5 years, Britain’s economic conditions have dramatically shifted. Between 2019 and 2024, the Bank of England increased interest rates multiple times to address growing inflation and cool an economy recovering from post-covid measures.
Higher interest rates directly affect the property market by impacting buyers’ borrowing ability. At the same time, with fewer prospective buyers, potential sellers may wait to list for fear of lower prices.

Household income and employment rates in SE22 8

Another price driver is the area’s average household income. Prices often rise where incomes are increasing. See below for SE22 8’s household income level, as it may positively impact selling your property. We can’t exclude the job rate from this socioeconomic analysis either. It directly relates to household income. The data shows a clear link between the employment rate and SE22 8 property prices too.
The map below displays your sector’s job rate.

Examining property prices in SE22 8

For other types of property

Beyond houses and flats, SE22 8 has seen some other property types trade hands over the years, though these do not account for a large share of 2021 sales. We’ve compiled the price per square metre distribution for these assorted properties in the chart below.

If you’re looking to buy or sell a more unique property that falls into this category, please reach out for additional details and insight. We can provide an accurate valuation tailored to your specific situation.

A noteworthy notice

What we are presenting here is a factual analysis of the prices buyers paid. It is not here to give an explanation of what makes the price evolve. If you are interested in finding out more about the factors that impact the value of your property, you can have a look below.

Please also note that only an agent truly nested in your area will have the knowledge to assess the value of your property or the property you want to buy as they are at the forefront of the demand and the supply.

Looking to buy or sell your property in SE22 8?

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For flats

In SE22 8 in 2021, 57 flats were sold. Compared to 2020, this is an increase of 29.55%%.

To better understand how the price per square metre is distributed and give you an idea of the size and types of flats sold in 2021, we have put together the chart below.

Looking at the price distribution is a great way to get a snapshot of how flats are distributed but it is now interesting to have a look at the median price. In 2021, the median price per square metre for a flat in SE22 8 was £7000.0£. This means that when we look at the data, 50% of the flats sold in SE22 8 were sold for less than that.

Have a look at the table below to get an idea of how the median price has changed between 2016 and 2021

Year Median Sqm Price inSE22 8 (in£) Growth Rate (in %)
2021 £7000 -%
2020 £6579.84 -26.6%
2018 £7103.26 -32%
2016 £7153.85 -32.5%

How to read this table, example with 2020: in 2020 the median price per square metre in SE22 8 for a flat was 6579.84. Compared to 2021, the latest data available, we can see that the median house price per square metre has evolved by -33.75% %.

First to start our property price guide we want to give an overview of how prices are distributed in SE22 8 on the type of property. To do so, we will look at the price per square metre to assess the distribution. To create the charts, we are calculating the price per square metre by getting the price paid data from the Government website. Then we divide the price by the surface area of the property.

Once this is done, it gives us the exact price per square metre paid and we finally categorise these prices into buckets (£1000-£1500) indicating that a given property has been sold with a price per square metre oscillating between £1000 and £1500.

For houses

In SE22 8 in 2021, there were 65 houses sold. This represents an increase of 47.73% in house sales compared to the previous year.
The chart below will help understand the distribution of these prices, giving insight into the types and sizes of houses sold in 2021 in SE22 8.

After reviewing the price distribution, we can examine the median price. Simply put, the median price separates the group of houses sold in 2021 in SE22 8 into two equal groups. In other words, it indicates 50% of houses sold in 2021 went for over £9112.15. This number alone may not provide much value unless compared to previous years. See the table below to observe how the median price has changed: versus 2020, versus 2018 (3 years before), and versus 2016 (5 years prior):

Year Median Sqm Price inSE22 8 (in£) Growth Rate (in %)
2021 £9112.15 -%
2020 £8539.2 -33.7%
2018 £8048.78 -29.7%
2016 £8032.06 -29.6%

Understanding the table – example with 2018: In 2018, the median house price per square metre in SE22 8 was £8048.78. Compared to the latest 2021 data, the median house price per square metre increased by -29.71%%.

Property elements driving price increases in SE22 8

Property features & built form

Features like built form, number of rooms, bathrooms etc. significantly impact price – more and newer features mean higher prices.
For built form, we consider:

Built form Definition according to RCIS website
Detached “A detached house is a stand-alone residential structure that does not share outside walls with another house or building.”
Semi detached “A dwelling attached to another building or dwelling by one common party wall. Often each house’s layout is a mirror image of the other.”
End-Terrace “End of terrace used to describe a house situated at the end of a row of houses only joined on one side to a joining property.”
Mid-Terrace “Mid Terrace used to describe a house situated in the middle of a row of similar houses.”

Property sizes

Naturally, floor area impacts the price you’ll sell or pay. To better grasp SE22 8, we’ve created charts below showing property distributions by total floor space.
If you’re looking to invest or buy in SE22 8, this may provide insight on opportunities.

Total floor area distribution for SE22 8 houses

Total Floor area distribution for flats in SE22 8

Total Floor area distribution for other property types in SE22 8

So how property prices will evolve in SE22 8 in 2024-2025

At Jukes we’ve tried solving this puzzle for 35 years – honestly, no magic crystal ball accurately predicts future prices. Too many factors drive costs, as you’ve read.
AI and machine learning are improving trend prediction models, but can’t yet account for external factors. The property market can quickly shift, as it has before.
That’s why we show 14 years of sales data – prices, sizes, and sale dates for SE22 8 properties. The chart also displays a yearly average price trendline. As you can see, an upward trajectory that in our view won’t change as of February 2024. Though the curve’s slope may shift ahead.

Location factors impacting property prices in SE22 8

Now that we’ve looked at how the price per square metre in SE22 8 has changed over time, let’s explore elements impacting the value of properties you may buy or sell.

Check for future developments

An area’s popularity can be gauged by its number of planned or in-progress developments. More housing means more residents, increasing demand. To see if this impacts SE22 8 properties you may buy or sell, we’ve gathered all upcoming developments from the London mayor’s website into the table below.

Closeness to public amenities

Whilst the size of the garden and number of rooms meet buyers’ and sellers’ needs, proximity to conveniences also boosts a property’s value in SE22 8.

  • Transport
  • Hospitals
  • Schools
  • Restaurants & pubs

The above makes a big impact on price. We’ve gathered how your SE22 8 postcode sector is served per the above list in the table below.

Type of amenities Number in SE22 8
NHS Trusts (hospitals) 0
Practioners 38
Pharmacies 5
Schools 14
Shopping centres (within 5mi) 24
Public transports (train or tube stations) 1

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