Property prices in SE8 4: A closer look

The busy South London stations

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.

Property values in SE8 4

For other types of property

Beyond houses and flats, SE8 4 has seen other property types trade hands over the years, though these make up a small portion of 2021 sales. We’ve shown the price per square metre distribution for these assorted properties in the chart below.

If you’re aiming to buy or sell a more unique property in this group, please contact us for additional insight and details. We can provide an accurate, tailored valuation.

First to start our property price guide we want to give an overview of how prices are distributed in SE8 4 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.

Important note

What we’ve outlined here is an objective analysis of actual prices paid – not an explanation of what drives prices up or down. If you’re curious to learn about the many factors impacting your property’s value, review the information below.
And remember, only an agent deeply embedded in your local area possesses the knowledge to truly assess your property’s worth, or that dream home you hope to buy. They’re at the forefront of supply and demand there.

Looking to buy or sell your property in SE8 4?

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For flats

In 2021, 49 flats were sold in SE8 4 – an increase/decrease (choose one) of 8.89%% over 2020. To better understand the price per square metre distribution and sizes/types of flats sold in 2021, we’ve put together the chart below.

While the price distribution provides a helpful snapshot, the median price also gives insight. In 2021, the median price per square metre for a SE8 4 flat was £6190.48 – meaning 50% of flats sold for less.
Refer to the table below to see how the median price changed between 2016 and 2021.

Year Median Sqm Price inSE8 4 (in£) Growth Rate (in %)
2021 £6190.48 -%
2020 £6328.13 -23.7%
2018 £6372.55 -24.2%
2016 £6666.5 -27.6%

Interpreting the table – example with 2020: In 2020, the median price per square metre for a SE8 4 flat was £6328.13. Compared to the latest 2021 figures, the median flat price per square metre changed by -20.81%%.

For houses

In SE8 4 in 2021, we saw 27 houses sold. This represents an increase of 22.73% in the sales of houses compared to the previous year.

The chart below will help you understand the distribution of these prices and thus can give you an idea of the type and size of houses that were sold in 2021 in SE8 4.

After looking at the price distribution, we can now lean on and have a look at the median price. The median price, simply put, divides the group of houses sold in 2021 in SE8 4 into two equal groups. Said differently, it tells you that 50% of the houses sold in 2021 were sold for more than £7137.09.

This number alone might not bring valuable information unless you compare it to the previous years. Have a look at the table below to see how the median price has evolved: versus the previous year (2020), versus 3 years before (2018) and versus 5 years ago (2016):

Year Median Sqm Price inSE8 4 (in£) Growth Rate (in %)
2021 £7137.09 -%
2020 £7144.07 -20.8%
2018 £6496.42 -12.9%
2016 £5843.51 -3.2%

How to read this table, example with 2018: in 2018 the median price per square metre in SE8 4 for a house was 6496.42. Compared to 2021, the latest data available, we can see that the median house price per square metre has evolved by -12.91% %.

Location based factors in SE8 4 impacting the price of your property

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 SE8 4.

  • Transport
  • Hospitals
  • Schools
  • Restaurants & pubs

The above makes a big impact on price. We’ve gathered how your SE8 4 postcode sector is served per the above list in the table below.

Type of amenities Number in SE8 4
NHS Trusts (hospitals) 0
Practioners 24
Pharmacies 2
Schools 7
Shopping centres (within 5mi) 20
Public transports (train or tube stations) 1

Future developments around the neighbourhood

An area’s appeal can be measured by its number of upcoming or in-progress developments. More housing means more residents, raising demand. To see if this impacts SE8 4 properties you may buy or sell, we’ve compiled all developments from the London mayor’s site into the table below. Now that we’ve looked at how the price per square metre in SE8 4 has changed over time, let’s explore elements impacting the value of properties you may buy or sell.

Predicting SE8 4 property prices 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 variables 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 SE8 4 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.

Comparing SE8 4 with nearby postcodes

To help you get a better understanding of the SE8 4 area, we’ve also put together a similar deep dive analysis on the nearby postcode sectors.

Have a quick look at the following table and don’t hesitate to navigate around. You might find interesting opportunities and learnings on these areas:

Postcode sector Median Price per sqm (£, in 2020) See our analysis
SE8 3 £6183.82 See our analysis on SE8 3 property prices
SE8 4 £7144.07 See our analysis on SE8 4 property prices
SE8 5 £6014.12 See our analysis on SE8 5 property prices

Property factors increasing prices in SE8 4

Property sizes

Naturally, floor area impacts the price you’ll sell or pay. To better grasp SE8 4, we’ve created charts below showing property distributions by total floor space.
If you’re looking to invest or buy in SE8 4, this may provide insight on opportunities.

Total floor area distribution for SE8 4 houses

Total Floor area distribution for flats in SE8 4

Total Floor area distribution for other property types in SE8 4

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 look at:

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.”

Socioeconomic factors influencing property values in SE8 4

Interest rates

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

Beyond location, the property market also responds to economic and demographic factors like interest rates, population growth, and average household income.

Household income and job rates in SE8 4

Another price driver is the area’s average household income. Prices often rise where incomes are increasing. See below for SE8 4’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 SE8 4 property prices too.
The map below displays your sector’s job rate.

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