London & South East Property Market Overview
The London & South East region encompasses 10 counties, recording a combined 115,825 residential transactions over the past 12 months. The regional median property price stands at £396,000, with prices falling at -0.5% year-on-year.
New-build activity across the region totalled 2,391 completions, demonstrating an active development pipeline.
County-by-County Comparison
The table below compares all 10 counties in the London & South East region, ranked by median property price. Click any county name for the full market report.
| County | Median Price | Sales (12m) | YoY Change | New Builds |
|---|---|---|---|---|
| Greater London | £497,500 | 21,616 | +0.8% | 509 |
| Surrey | £492,500 | 9,602 | +1.3% | 183 |
| Buckinghamshire | £470,000 | 4,087 | -1.4% | 191 |
| Hertfordshire | £443,550 | 7,653 | -0.4% | 117 |
| Berkshire | £399,500 | 7,057 | +0.5% | 128 |
| Oxfordshire | £392,500 | 5,852 | -2.5% | 215 |
| Sussex | £357,525 | 14,256 | -0.9% | 157 |
| Kent | £345,000 | 17,119 | +0.3% | 376 |
| Hampshire | £342,500 | 13,543 | -2% | 175 |
| Essex | £341,500 | 15,040 | -0.7% | 340 |
Price Geography
Property prices across London & South East vary significantly. Greater London commands the highest median price at £497,500, while Essex offers the most affordable entry at £341,500 — a spread of £156k.
This price differential creates opportunities across the risk-return spectrum. Premium locations offer higher GDVs but require larger capital commitments, while more affordable areas can deliver stronger percentage returns on lower absolute investment.
Development Hotspots
The most active development markets in London & South East, measured by new-build completions, are Greater London (509 new builds), Kent (376 new builds), Essex (340 new builds).
By total transaction volume — an indicator of market liquidity and exit confidence — Greater London (21,616 sales), Kent (17,119 sales), Essex (15,040 sales) lead the region.
Developers entering the London & South East market should weigh these two metrics together: new-build activity shows where planning consent is achievable, while transaction volume confirms buyer demand.
Finance Landscape
Development finance across London & South East varies by location and scheme size. In premium areas like Greater London, typical scheme GDVs support larger facilities, while more affordable counties may suit developers using bridging finance for refurbishment-led strategies.
Senior development finance is available from 6.5% p.a. at up to 65-70% LTGDV, with mezzanine finance stretching total borrowing to 85-90% of costs. For developers building across multiple sites in the region, portfolio-level facilities can offer better terms.
Construction Capital sources terms from 100+ lenders across the London & South East region. Submit your scheme through our deal room for indicative terms within 24 hours.
Key Takeaways
- Market size: 115,825 transactions across 10 counties — one of the UK's most active regions.
- Price range: £341,500 to £497,500 median prices, offering opportunities across the capital spectrum.
- Market direction: 4 of 10 counties showing year-on-year price growth.
- New build activity: 2,391 completions across the region, indicating a healthy development pipeline.
- Finance availability: Full range of development finance, mezzanine, bridging, and exit products available across all London & South East counties.
Finance Solutions
Related Finance Products
Development Finance
Senior debt funding for ground-up residential and commercial developments.
From 6.5% p.a. · Up to 65-70% LTGDVBridging Loans
Short-term finance for acquisitions, auction purchases and time-sensitive deals.
From 0.55% p.m. · Up to 75% LTVMezzanine Finance
Stretch your capital stack beyond senior debt to reduce equity requirements.
From 12% p.a. · Up to 85-90% LTGDVRelated Reports
Essex Property Market: Prices, Trends & Development Finance (2026)
5 min readHampshire Property Market: Prices, Trends & Development Finance (2026)
5 min readKent Property Market: Prices, Trends & Development Finance (2026)
5 min readSussex Property Market: Prices, Trends & Development Finance (2026)
5 min readOxfordshire Property Market: Prices, Trends & Development Finance (2026)
5 min readFrequently Asked Questions
What is the average house price in London & South East?
The median house price across London & South East is £396,000, based on 115,825 transactions over the past 12 months. Prices range from £341,500 in Essex to £497,500 in Greater London.
Which county in London & South East is best for property development?
This depends on your strategy. Greater London offers the highest transaction volumes (21,616 sales) for exit confidence. Greater London has the most new-build activity (509 completions). See the individual county reports for detailed analysis.
How are property prices trending in London & South East?
Prices across London & South East are falling at -0.5% year-on-year. 4 of 10 counties are seeing price growth.