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Area Comparison · London
Choosing between East Dulwich (SE22) and Balham (SW12)? Here is how the two compare on every registered sale over the last 12 months, from HM Land Registry Price Paid Data: prices, price per square foot, how busy each market is and where prices are heading.
| Measure | East Dulwich (SE22) | Balham (SW12) |
|---|---|---|
| Median sale price | £725,000 | £700,000 |
| Sales in 12 months | 318 | 379 |
| Price change, 12 months | +9.8% | +0.7% |
| Price range | £180,000 to £3,250,000 | £122,500 to £3,470,000 |
| Type | East Dulwich (SE22) | Balham (SW12) |
|---|---|---|
| Detached house | £1,675,000 (7) | £2,097,500 (2) |
| Flat | £500,000 (167) | £592,500 (258) |
| Semi-detached house | £1,445,000 (45) | £1,503,000 (17) |
| Terraced house | £965,000 (99) | £1,250,250 (102) |
Median sale price, number of sales in brackets.
Based on registered sales only. Every buyer is different: speak to an advisor about your budget and plans.
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Source: HM Land Registry Price Paid Data. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.. Medians are calculated by Belgrave Estates from registered transactions; they describe what sold, not what any individual property is worth.
3-month median · Sales
| Month | Median price | Sales |
|---|---|---|
| Sept 2023 | £655,000 | 39 |
| Oct 2023 | £596,500 | 32 |
| Nov 2023 | £725,750 | 26 |
| Dec 2023 | £645,000 | 33 |
| Jan 2024 | £812,500 | 32 |
| Feb 2024 | £710,000 | 23 |
| Mar 2024 | £700,000 | 31 |
| Apr 2024 | £579,500 | 34 |
| May 2024 | £565,000 | 23 |
| Jun 2024 | £572,830 | 34 |
| Jul 2024 | £652,500 | 37 |
| Aug 2024 | £797,500 | 70 |
| Sept 2024 | £775,000 | 47 |
| Oct 2024 | £615,000 | 49 |
| Nov 2024 | £664,000 | 42 |
| Dec 2024 | £562,500 | 40 |
| Jan 2025 | £625,000 | 35 |
| Feb 2025 | £652,500 | 40 |
| Mar 2025 | £560,000 | 91 |
| Apr 2025 | £1,005,000 | 13 |
| May 2025 | £855,000 | 29 |
| Jun 2025 | £803,000 | 35 |
| Jul 2025 | £790,000 | 65 |
| Aug 2025 | £725,000 | 49 |
| Sept 2025 | £840,000 | 51 |
| Oct 2025 | £712,500 | 42 |
| Nov 2025 | £800,000 | 32 |
| Dec 2025 | £748,000 | 29 |
| Jan 2026 | £732,500 | 28 |
| Feb 2026 | £720,000 | 20 |
| Mar 2026 | £675,000 | 20 |
| Apr 2026 | £640,000 | 21 |
| May 2026 | £440,000 | 19 |
| Jun 2026 | £810,000 | 21 |
| Jul 2026 | £615,000 | 25 |
| Aug 2026 | £480,000 | 6 |
3-month median · Sales
| Month | Median price | Sales |
|---|---|---|
| Sept 2023 | £867,500 | 40 |
| Oct 2023 | £675,000 | 39 |
| Nov 2023 | £680,000 | 45 |
| Dec 2023 | £676,000 | 41 |
| Jan 2024 | £687,500 | 34 |
| Feb 2024 | £692,500 | 30 |
| Mar 2024 | £700,000 | 34 |
| Apr 2024 | £689,500 | 36 |
| May 2024 | £637,500 | 52 |
| Jun 2024 | £685,000 | 51 |
| Jul 2024 | £700,000 | 61 |
| Aug 2024 | £745,000 | 75 |
| Sept 2024 | £705,000 | 47 |
| Oct 2024 | £697,000 | 59 |
| Nov 2024 | £640,000 | 43 |
| Dec 2024 | £660,000 | 49 |
| Jan 2025 | £716,726 | 48 |
| Feb 2025 | £730,000 | 55 |
| Mar 2025 | £625,000 | 102 |
| Apr 2025 | £752,500 | 10 |
| May 2025 | £831,500 | 34 |
| Jun 2025 | £715,000 | 43 |
| Jul 2025 | £790,000 | 44 |
| Aug 2025 | £722,125 | 64 |
| Sept 2025 | £788,000 | 45 |
| Oct 2025 | £755,000 | 49 |
| Nov 2025 | £730,875 | 39 |
| Dec 2025 | £732,000 | 31 |
| Jan 2026 | £617,500 | 34 |
| Feb 2026 | £600,000 | 34 |
| Mar 2026 | £637,000 | 22 |
| Apr 2026 |
Balham (SW12) has the lower median sale price: £700,000 against £725,000 over the last 12 months.
Balham (SW12) recorded more sales: 379 against 318 in the last 12 months.
Over the last year the median price changed by +9.8% in East Dulwich (SE22) and +0.7% in Balham (SW12).
From HM Land Registry Price Paid Data: every registered sale in both areas, refreshed as new records are published. Belgrave Estates does not adjust or estimate these figures.
| £607,500 |
| 28 |
| May 2026 | £595,000 | 19 |
|---|
| Jun 2026 | £812,500 | 14 |
|---|
| Jul 2026 | £737,500 | 42 |
|---|
| Aug 2026 | £683,850 | 12 |
|---|