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Elmers End market report BR3 3, Beckenham
The standing BR3 3 (Elmers End) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 6,208 completed sales registered with HM Land Registry in BR3 3 (Beckenham) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 59 registered 2026 sales put the BR3 3 (Beckenham) median at £715,000, up 14% on five years earlier, with a mean of £775,100, and by floor area homes here have averaged about £6,060 per square metre over the last five years. Everything rests on 6,208 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like BR3 3 is a single group of streets within BR3 (Beckenham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where BR3 3 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in BR3 3
The 2026 median for BR3 3 is £715,000, taken from 59 registered sales. The mean, which is what most sites call the "average house price", is £775,100, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in BR3 3
The last five years of sales put BR3 3 at roughly £6,060 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so BR3 3 trades 151% above the country as a whole.
BR3 3's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £715,000 | £715,000 | 59 |
| 2025 | £670,000 | £686,022 | 167 |
| 2024 | £672,500 | £715,006 | 214 |
| 2023 | £731,000 | £803,191 | 152 |
| 2022 | £715,000 | £838,419 | 194 |
| 2021 | £627,500 | £794,496 | 178 |
| 2020 | £560,000 | £726,612 | 148 |
| 2019 | £548,700 | £719,214 | 132 |
| 2018 | £535,500 | £713,832 | 142 |
| 2017 | £582,500 | £794,472 | 142 |
| 2016 | £552,500 | £772,953 | 189 |
| 2015 | £495,000 | £699,435 | 198 |
| 2014 | £460,000 | £652,590 | 176 |
| 2013 | £390,000 | £561,171 | 183 |
| 2012 | £348,000 | £512,213 | 161 |
| 2011 | £347,000 | £523,837 | 138 |
| 2010 | £346,000 | £542,617 | 148 |
| 2009 | £300,000 | £482,253 | 172 |
| 2008 | £330,000 | £540,940 | 120 |
| 2007 | £345,000 | £585,216 | 276 |
| 2006 | £320,000 | £555,479 | 270 |
| 2005 | £302,500 | £538,328 | 219 |
| 2004 | £300,000 | £544,859 | 335 |
| 2003 | £266,000 | £490,037 | 317 |
| 2002 | £240,000 | £451,558 | 292 |
| 2001 | £217,500 | £418,133 | 296 |
| 2000 | £187,000 | £366,988 | 238 |
| 1999 | £149,500 | £297,946 | 263 |
| 1998 | £125,000 | £252,321 | 188 |
| 1997 | £110,000 | £225,588 | 184 |
| 1996 | £93,000 | £196,133 | 182 |
| 1995 | £88,000 | £191,298 | 135 |
In cash terms the typical BR3 3 home went from £88,000 in 1995 to £715,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 274%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 15% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the BR3 3 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+25.1% on the year before); the weakest, 2009 (−9.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.7% | +4.2% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +4.1% | +1.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 59 sales completed in BR3 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 280 sales a year before the financial crisis and 157 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How BR3 3 trades
Only 59 sales completed here in the last twelve months of data, which makes BR3 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the BR3 district median, BR3 3 sits 30% higher, marking it as a dearer pocket of the district.
What tenants pay around BR3 3
The local authority for BR3 3 is Bromley, and its ONS average private rent currently stands at £1,675 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,304 a month here against £2,915 for four or more bedrooms.
Average monthly rent by size, Bromley
ONS Price Index of Private Rents, May 2026.
Set against the £715,000 median sold price, £1,675 a month is £20,100 a year, a gross yield of 2.8%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about BR3 3 (Elmers End)
Is BR3 3 (Elmers End) a good place to buy a house?
How much did a house sell for in BR3 3 (Elmers End)?
Are property prices falling in BR3 3 (Elmers End)?
Where do BR3 3 prices go next?
The record answers a different question than "what happens next": the median is up 14% over five years in cash but down 10% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
BR3's current homes for sale
The live side of the market holds 99 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole BR3 district, not just BR3 3: live asking prices are collected per district.
20% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every BR3 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in BR
Real sold prices by size across the BR area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £539,000 | £760,000 (+41%) | £1,098,750 (+45%) | £1,443,750 (+31%) |
| Semi-detached | £400,000 | £464,000 (+16%) | £595,000 (+28%) | £775,000 (+30%) | £985,000 (+27%) |
| Terraced | £369,000 | £425,000 (+15%) | £545,000 (+28%) | £690,000 (+27%) | — |
| Flat | £268,500 | £367,000 (+37%) | £498,750 (+36%) | £750,000 (+50%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the BR area is the point: the same five years treated these districts very differently.
BR area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in BR3
Sector boundaries hide real price steps. The rest of BR3, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BR3 1 | £415,000 | 51 |
| BR3 4 | £557,500 | 70 |
| BR3 5 | £420,000 | 60 |
| BR3 6 | £668,800 | 30 |
Zoom out to the full BR3 district report for the type split, monthly volumes and how BR3 compares with its neighbours.
Thinking of selling in BR3 3? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BR3 3, open the average prices map and zoom from the BR3 3 shading down to the sold homes on your own street. Every recorded BR3 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working BR3 3: the featured spot on this report is free for founding agents, one per district. Claim BR3 3.
Take it further
Behind the answers sits the same Land Registry record as this page, with BR3 3 already set as the subject. Free, one click sign in.
See every individual BR3 3 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.