SE22 in southeast London exhibits mixed market dynamics typical of actively gentrifying areas. Over the past five years, property prices have declined at a compound annual rate of 0.6%, whilst rental growth has expanded at 5.0% annually, creating a divergence between capital appreciation and rental yield. Population growth remained modest at 0.1% over the same period. The district's trajectory score of 39.1/100 places it in the fourth percentile nationally, reflecting below-average performance metrics. This combination of negative price growth, positive rental expansion, and stagnant population movement suggests a market where rental income opportunities may outpace capital gains for investors, though the overall growth trajectory remains constrained compared to UK benchmarks.
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See plans from £20/moKey signals
- 1Property prices down 0.4% over 5 years (5yr CAGR)
- 2Rents growing at 5.0% per year
- 3Population growing at 0.1% per year
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What's changing in East Dulwich · June 2026
The trajectory score moved down 0.3 points this month to 39/100, driven mainly by price opportunity.
East Dulwich (SE22) common questions
Is East Dulwich up and coming?
Praesago's gentrification model currently classifies East Dulwich (SE22) as Active. Its trajectory score is 39/100 (Average), in the top 96% of districts nationally. The score is up 1.4 points over the last 12 months.
Is East Dulwich safe?
East Dulwich has a safety score of 25/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in East Dulwich?
The average property price in East Dulwich (SE22) is £1.09m as of January 2026, based on UK House Price Index data. Prices have fallen at 0.4% per year over the last five years.
What is the average rent in East Dulwich?
The median monthly rent in East Dulwich (SE22) is £2,367 (2026), based on ONS private rental data.
Which areas are near East Dulwich?
Neighbouring postcode districts include Tottenham (N17), Warlingham (CR6), Dulwich (SE21), West Norwood (SE27), New Cross (SE14). Each has its own monthly data page on Praesago.
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Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.