A typical home in Dulwich costs about £750,000, and that is the middle of the range. A flat takes you in at less than half that. A house with a garden pushes you towards seven figures. The parks are free, and the houses beside them are a different matter.
In the Land Registry's records for the year to May 2026, 123 homes sold in Dulwich at a median of about £750,000. Flats were most of the market, at 56 sales and a median of around £445,000. Terraced houses went for about £990,000 across 32 sales, and semi-detached houses for a median of £1,627,500 across 30. Only five detached houses changed hands, at a median of £2,150,000. Five sales in a whole year means you are mostly waiting for someone to leave.
The official house price index for the wider area rose by 0.9% in the twelve months to May 2026, and flat prices in the same index ended the year exactly where they started. Both are past changes for the index area as a whole, and a change of under one per cent is small. The market has held its level without climbing. It hasn't cooled enough to bring the semis within reach.
Council tax is more modest than the house prices suggest. The most common band is C, and 22% of homes are in the two cheapest bands, A and B. Southwark's band D bill is about £1,967 a year, against roughly £1,312 at band A and £3,935 at band H. In a place where houses sell in seven figures, the council-tax bill is about the only thing that still looks like the rest of London.
Southwark as a whole has a typical private rent of about £2,400 a month as of April 2026. Broken down by bedrooms, it's around £1,800 for one bedroom, £2,300 for two, £2,600 for three and £3,500 for four or more. These are borough-wide averages from the Office for National Statistics' rent index, so they cover Peckham as well as the streets around Dulwich Park, and a family house in Dulwich Village is unlikely to come in at the borough average. Figures for studios and single rooms aren't published.
Local household income is high, and the prices are higher still. The Office for National Statistics models the average gross household income, before tax, at about £85,000 for the financial year to March 2023. That income gets you a flat here without too much strain. A terrace is a serious stretch, and a semi needs equity from a previous home or money from family. The homes sold in seven figures are being bought with someone else's earlier house price gains.
For the sales that can be matched to an energy certificate's floor area, about 76% of them, the median was about £8,750 per square metre. The typical floor area behind that figure is around 110 square metres. The figure that does reach you is a total price, so it's worth getting the floor area from the property's own energy certificate and seeing how the asking price compares with that £8,750 a square metre. Rooms full of Edwardian character can turn out smaller than the photos suggest.
The 2021 census shows Dulwich is a place of larger homes. About 14% of households have one bedroom, 26% have two, 28% three, and 32% have four or more. For so much of the property for sale to be flats while the census shows so many large homes, the big houses have to be changing hands rarely and selling for a lot when they do. The four-bedroom houses exist. They just rarely come up for sale.
Dulwich is poor value by any measure a buyer would use. The flats are a high but reachable way in, and the houses near the green space cost what you would expect when this many people want so few of them.