How the housing market has changed in SE11 – Analysis of the Land Registry

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different types of properties leading to different prices

Exploring property prices when buying property in SE11 is a vital part of the process of buying and the purpose of this article is to give you an overview. This article by Cozee aims to tell you how the house prices over time in SE11 have changed and then give you an indication of what the key elements are that shape property price at the moment and will into the future.

For houses and flats and other properties, how are the average prices in SE11 calculated?

Analysing the Land Registry dataset spanning the past 12 years, we have accurately calculated the average price for a house, a flat and a maisonette in SE11. This involved adding up all prices paid in the area per property type and then dividing this total by the number of properties of that specific type.
Looking at the average price for a Flat in 2021. There were 109 properties sold in our area for a total amount of £51,733,798. So we’ll need to divide £51,733,798 by 109 to get a figure of £474,622 for the average price of a house.

What are the factors influencing the property price in SE11?

When it comes to assessing the price of a property we tend to look at 7 main factors. These factors can be economic as well as demographic factors.

Location

We are all aware that the location of a property plays a crucial role in driving up or down the price of a property. Indeed the desirability of the neighbourhood and overall safety of SE11 is key to understanding the price. That is why, when buying or selling a property it is important to have in mind the crime rate of the area.
We recommend that you have a look at Police.uk In SE11, the crime rate is around 138 per thousand people. This rate can be considered as highand will have a negative impact on the price of a property in SE11. Note: it is important to note that there is not a good correlation between a higher crime rate and the price of a property. If this can have an impact, this is not the only factor. A quick example is in central London. The property price are higher than the rest of the UK but property prices are still high.
Then comes the proximity with different amenities such as schools, hospitals, shopping centres and public transportations. These elements have a significant impact on the price of the property you might want to buy or sell. To help you get an idea of how this could affect the price of a property in SE11 we have summarised these factors in the table below:

Type of amenities Number in SE11
NHS Trusts (hospitals) 0
Practitioners 103
Pharmacies 6
Schools 14
Shopping centres (within a 5mi radius) 22
Public transports (number of train or underground stations) 0 (for more details we recommend that you have a look at tlf

Economic conditions in SE11

In 2023, we are now all aware that the overall economic environment has a consequent impact on the property price. The Office for National Statistics provides a macroeconomic view of these factors.
The employment rate, the income level in SE11 and the overall interest rates will either have a positive or negative impact on the prices you will be able to list your property for or the price you might end up paying. Please find below these indicators provided by the Bank of England and the ONS

Interest rates from the Bank of England over the period 2019-2024 The map below shows you in a very few clicks the income level of around SE11. If you are looking to sell your property this indicator might be very helpful to gauge how much you could ask for. The higher the income is in a certain area, the higher the affordability of the households will be. Finally, on top of the income level, you can also have a look at the employment rate within the neighbourhood of the property you want to buy or sell. The map below shows the percentage of usual residents aged 16 years and over who were economically active and in employment in local authorities, 2011 and 2021. As for the income level, an area with a higher employment rate will most likely fetch higher property prices.

Supply and demand in SE11 and how to assess it

This is a basic economic principle but whenever the supply is low and the demand high, asking prices are growing accordingly and vice versa. This is true in your area. This means that if you are selling a property in a highly demanded area you might be able to benefit from an increase in price due to this principle. To assess the supply and demand of properties for sale in SE11, we recommend you to have a look at the number of listings on Rightmove, Zoopla and other listing platforms

Looking to buy or sell your property in SE11?

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Check how many properties are currently listed and check for how long they have been listed for. This will give you an idea of how long it takes to sell a flat, house or maisonette in your area.

Property size, features and overall state

When it comes to estimate the price of a property in SE11, estate agents are usually estimating the price per square foot. This means that the bigger the property is, the higher the price will reach. NOTE: this price per square foot in SE11 can be impacted by the overall state of the property. A badly maintained property will see a lower price per square foot.
At Cozee we have simplified this for you and we want to provide you with the average price per square foot in your area depending on the property type.

Property Type 2020 2021 2022
Flat £7,485 £7,644 £7,475
House £9,979 £8,080 £8,080
Maisonette £5,656 £6,407 £7,068

Finally a property offering several features will often reach a higher price. This means several bathrooms, a large number of bedrooms and a garden are factors driving the price up.

Browsing the features of your next place in SE11?

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Ongoing or Upcoming developments in SE11

Whenever an area welcomes new developments, it means that the area is attractive and that developers and public decision makers see a growing potential for the area. These developments such as new housing developments but also new train stations and shopping centres can drive the price of a property in SE11 up. We have simplified you the task of finding out how many developments will come up in the coming years in SE11.

Type of development Number of planning applications
Residential 2
Transportation 0
Non residential 0
Planning proposal in progress 4
Green belt 3
Recycling 0
Other applications 1

Note: the applications below are the applications referred to the London Mayor by the local planning authority (usually SE11 ‘s Council planning authority). These applications are for: development proposing more than 150 residential units, buildings over 30m in height or buildings over 1000 square metres on Green belt or Metropolitan Open Land)

Demographic indicators in SE11

One of the last major impacting factors of the price of a property in SE11 will be the demographic indicators.
Population growth being the first. In SE11, over the past years the population has grown between 2011 and 2021 by 4.73% going from 21,974 to 23013. This type of population growth would usually have a positive impact on the price of the property you are trying to buy or sell. Note: if you see an incredible growth, this might either mean that your postcode did not have previous or enough data for 2011.
Finally the population growth is a good indicator for you if you are looking to buy a property with the intention of renting it out. A high population growth is usually a good indicator of how easy a property will be let.

Other factors impact the value of a property in SE11

At last, there are a few other factors that can have an impact on the price of the property you are looking to buy or sell. These additional factors to take into account are as follow:

  • Environmental factors: floods, droughts but also the overall climate.
  • Governmental factors: is there a specific regulation to facilitate/limit the access to property
  • Market trends: some neighbourhoods in London will see a rise in demand some years due to trends or housing booms while in economic turmoils the prices within the same neighbourhood might decrease more significantly

Compare the average property prices in SE11 versus nearby locations

If you are looking to buy or sell in SE11, it might be a good idea to check how the prices are going in nearby neighbourhoods. This will help you get a better idea of the property market in SE11 and help you make an offer or help you set your prices (note: we always recommend to get a professional valuation).

Nearby area Average property price in 2021 Rental prices (pcm) 2022 for a 2 beds Check our properties
SE11 £ 647925 £ 1868 See rental properties in SE20

check our properties for sale in SE20

SE17 £ 515859 £ 1721 See rental properties in SE20

check our properties for sale in SE20

SE1 £ 808499 £ 2025 See rental properties in SE20

check our properties for sale in SE20

WD6 £ 528412 £ 0 See rental properties in SE20

check our properties for sale in SE20

SW9 £ 597000 £ 1775 See rental properties in SE20

check our properties for sale in SE20

Why is the average price important when buying or selling your property in SE11?

The average price serves as a tool to guide your property purchasing decisions or provide an estimate for potential selling prices. It offers a swift overview of the local property market in your area, but it’s essential to understand that this figure doesn’t necessarily dictate your property’s selling price. Avoid basing your offer solely on the average price, as you must consider the unique characteristics of the specific property you are interested in. Further details below outline various factors that play a role in influencing property prices and should be carefully taken into account.
Before engaging in property transactions, Cozee strongly recommends considering the median price as a vital metric. The median price provides insight into the price at which 50% of the properties in SE11 were sold for a higher value and 50% were sold for a lower sum. This crucial metric goes beyond the average, offering a nuanced understanding of the diverse range of house prices in the local market. It ensures a more comprehensive assessment of property values, guiding both buyers and sellers in making informed decisions on property purchases and sales.
Take a closer look at property dynamics in SE11 during 2019, where 102 Flat changed hands. The median price, standing at £450,000, signifies that 50% of these Flat transactions in 2019 occurred at values surpassing £450,000, while the other 50% were completed at prices below £450,000. This data reveals a balanced distribution of sold house prices, offering a valuable perspective for both buyers and sellers navigating the vibrant property market in the SE11.

Looking to buy or sell your property in SE11?

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How have property prices changed in SE11?

In this article, you will be able to find out how the rent and sale prices of properties in SE11 have changed. Please see below these charts showing how the property prices have evolved over time and how the rental prices have changed as well

Looking to buy or sell your property in SE11?

Our property experts give you a valuation in less than 24h or help you find the properties you have been dreaming of

It is useful to note that as you read this article, you will be able to find the average prices in the graph below that is based solely on data provided by the Land Registry. This means you shouldn’t consider this as an accurate valuation for your property in SE11 at all and only use this information to form an understanding of how the property market has changed in your area and the wider area of London too.
Contact a member of our team for an accurate valuation.

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