London & South East Property Market: Regional Analysis & County Comparison, Q3 2026 Edition

The London & South East region encompasses 10 counties, recording a combined 199,420 residential transactions in the 12 months to 31 May 2026. The regional median property price stands at £398,313, with prices flat year-on-year.

On a quarterly view, London & South East median prices moved from £426,549 in Q3 2024 to £419,037 in Q4 2025, a change of -1.8% over 5 quarters. The most recent quarter is excluded because HM Land Registry registrations for it are still incomplete.

Local planning authorities across the region approved 16,245 residential applications and refused 4,913 in the last 12 months, a decision-weighted approval rate of 77%.

HM Land Registry has so far registered 5,085 new-build sales across the region for the past 12 months. Registrations lag completions by 6 to 18 months, so this is not a completions figure.

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.

Property prices across London & South East vary significantly. Buckinghamshire commands the highest median price at £491,250, while Essex offers the most affordable entry at £345,000 — a spread of £146k.

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.

Measured by residential planning approvals in the last 12 months, the most active counties in London & South East are Greater London (6,978 approved, 75% approval rate), Kent (1,845 approved, 78% approval rate), Essex (1,553 approved, 77% approval rate).

By total transaction volume, an indicator of market liquidity and exit confidence, Greater London (56,396 sales), Kent (26,400 sales), Essex (23,351 sales) lead the region.

Developers entering the London & South East market should weigh these two metrics together: approvals show where consent is being granted, while transaction volume confirms buyer demand.

Development finance across London & South East varies by location and scheme size. In premium areas like Buckinghamshire, 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.