← South-East London (SE) · All London neighbourhoods
SE12 is a postcode district in the SE (South-East London) postcode area, covering 4.8 km². Prices, sales and comparisons below are for homes sold in the twelve months to July 2026, from HM Land Registry sales matched to their energy certificate.
In the twelve months to July 2026, homes sold in SE12 (Lee) went for a median £5,556 per square metre, +5.3% on the previous twelve months and +3.9% on five years earlier. The median price paid was £485,000, across 235 sales (291 in the twelve months before).
That is 13.1% below the median for the SE postcode area (£6,395) and 12.7% below London as a whole (£6,364), ranking SE12 158th of 219 London postcode districts by price per square metre and 23rd of 28 in SE. Closest in price across London: HA9 Wembley Park (£5,556) and TW5 Heston and Cranford (£5,547).
35% of the homes sold were flats or maisonettes and the median home sold had 86 m² of floor space. Flats sold for a median £305,250 and houses for £600,000.
Of the 5 districts bordering SE12, 3 are dearer per square metre. The dearest is SE3 Blackheath at £6,596 and the cheapest SE9 Eltham at £5,344.
| Median £/m² | 12-month change | |
|---|---|---|
| SE12 Lee | £5,556 | +5.3% |
| South-East London (SE) | £6,395 | -3.0% |
| London | £6,364 | -2.9% |
Each point is the median price per square metre of the homes sold in the twelve months to that month. Months with fewer than 30 sales in SE12 are left blank.
| Period | 12 months to | Median £/m² | Change to latest |
|---|---|---|---|
| Latest | Jul 2026 | £5,556 | |
| One year earlier | Jul 2025 | £5,278 | +5.3% |
| Five years earlier | Jul 2021 | £5,345 | +3.9% |
| First in the series | Mar 1995 | £781 | +611.3% |
Land Registry sales in SE12 matched to the home's energy certificate, the sales every figure on this page is computed from.
SE12's Location Premium is -23.0%: in CityDataLab's factor model fitted to July 2026, an otherwise identical home (same size, type, age and energy rating) is priced 23.0% less per square metre in SE12 than in a district at the average London district price level.
The model measures a district's location by its median price per m² over the previous twelve months, in standard deviations across London's postcode districts. SE12 sits 0.75 standard deviations below the average district. The Location Premium is the part of a home's price per m² the model puts down to that location; the rest depends on the home itself and on the market as a whole. How each factor's Premium has moved · Price a home with the property calculator.
Districts that share a border with SE12, dearest first.
| District | Median £/m², 12 months | 12-month change | Median price paid | Sales, 12 months | Vs SE12 |
|---|---|---|---|---|---|
| SE3 Blackheath | £6,596 | -4.3% | £508,500 | 335 | +18.7% |
| SE13 Lewisham | £6,291 | -1.8% | £425,150 | 433 | +13.2% |
| SE6 Catford | £5,697 | +0.2% | £437,750 | 438 | +2.5% |
| BR1 Bromley | £5,465 | -0.6% | £450,000 | 526 | -1.6% |
| SE9 Eltham | £5,344 | -1.6% | £461,000 | 513 | -3.8% |
Prices are HM Land Registry price paid data for homes sold in SE12, each matched by address to its MHCLG energy performance certificate for the floor area. Price per m² is the price paid divided by that floor area; medians are taken over the twelve months to the month shown, and districts, their postcode area and London are always compared over the same twelve months. Sales without a matched certificate, and non-residential and "other" sales, are not counted. Neighbouring districts are those sharing a border on the postcode district maps by Wikipedia contributors (CC BY-SA 3.0). See how CityDataLab's factor model works.