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Elmers End market report BR3 5, Beckenham
The BR3 5 (Elmers End) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,288 HM Land Registry entries for BR3 5 (Beckenham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the typical home in BR3 5 (Beckenham) sold for £418,800 in 2026, the median of 72 registered sales, up 7% on five years earlier. The mean was £492,000, and by floor area homes here have averaged about £5,890 per square metre over the last five years. The figures cover 6,288 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BR3 5 is a postcode sector: one group of streets inside BR3 (Beckenham). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where BR3 5 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 BR3 5 homes really sell for
72 sales were registered in BR3 5 in 2026, and the middle one of them, the median, went for £418,800. The mean works out at £492,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in BR3 5
By floor space, homes in BR3 5 have sold for about £5,890 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, BR3 5 sits 47% above the national market.
BR3 5'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 | £418,800 | £418,800 | 72 |
| 2025 | £430,000 | £440,283 | 162 |
| 2024 | £424,000 | £450,799 | 138 |
| 2023 | £395,000 | £434,009 | 104 |
| 2022 | £398,500 | £467,287 | 140 |
| 2021 | £390,000 | £493,790 | 235 |
| 2020 | £390,000 | £506,033 | 147 |
| 2019 | £390,000 | £511,197 | 138 |
| 2018 | £393,000 | £523,876 | 130 |
| 2017 | £373,800 | £509,826 | 128 |
| 2016 | £382,500 | £535,121 | 179 |
| 2015 | £350,000 | £494,550 | 169 |
| 2014 | £316,200 | £448,585 | 212 |
| 2013 | £253,500 | £364,761 | 174 |
| 2012 | £248,000 | £365,025 | 170 |
| 2011 | £245,200 | £370,158 | 156 |
| 2010 | £249,000 | £390,496 | 143 |
| 2009 | £232,200 | £373,263 | 162 |
| 2008 | £250,000 | £409,803 | 120 |
| 2007 | £247,800 | £420,338 | 280 |
| 2006 | £240,000 | £416,609 | 373 |
| 2005 | £199,000 | £354,140 | 240 |
| 2004 | £200,000 | £363,239 | 233 |
| 2003 | £180,000 | £331,604 | 226 |
| 2002 | £166,500 | £313,268 | 284 |
| 2001 | £153,200 | £294,519 | 272 |
| 2000 | £134,000 | £262,975 | 245 |
| 1999 | £105,800 | £210,854 | 312 |
| 1998 | £88,000 | £177,634 | 287 |
| 1997 | £74,200 | £152,169 | 260 |
| 1996 | £74,400 | £156,906 | 200 |
| 1995 | £68,000 | £147,822 | 197 |
In cash terms the typical BR3 5 home went from £68,000 in 1995 to £418,800 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 183%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BR3 5 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 (+26.7% on the year before); the weakest, 2009 (−7.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −2.6% | −4.9% |
| 5 years (since 2021) | +1.4% | −3.2% |
| 6 years (since 2020) | +1.2% | −3.1% |
| 10 years (since 2016) | +0.9% | −2.4% |
| 20 years (since 2006) | +2.8% | 0.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
The year-by-year sales count
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, 72 sales completed in BR3 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 269 sales a year before the financial crisis and 123 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What homes rent for around BR3 5
BR3 5 falls under Bromley, where the ONS puts the average private rent at £1,675 a month (May 2026 figures). The spread runs from £1,304 a month for a typical one-bed to £2,915 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bromley
ONS Price Index of Private Rents, May 2026.
£1,675 a month is £20,100 a year, which against the £418,800 median sold price makes a gross yield of 4.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
How BR3 5 trades
Within BR3, this sector trades 23% below the district median: one of its district's cheaper corners.
What people ask about BR3 5 (Elmers End)
Is BR3 5 (Elmers End) a good place to buy a house?
How much did a house sell for in BR3 5 (Elmers End)?
Are property prices falling in BR3 5 (Elmers End)?
Will BR3 5 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 7% over five years in cash but down 15% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in BR3 now
Turning to what is actually available: 49 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole BR3 district, not just BR3 5: live asking prices are collected per district.
10% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Albermarle Road Beckenham, Beckenham
- Blandford Road, Beckenham, Kent, Beckenham
- Albemarle Road, Beckenham, Kent, Beckenham
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every BR3 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in BR: the cost
What homes of each size actually sold for across the BR area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £535,000 | £640,000 (+20%) | £750,000 (+17%) | £940,000 (+25%) | £1,220,000 (+30%) |
| Semi-detached | £410,000 | £453,600 (+11%) | £565,000 (+25%) | £725,000 (+28%) | £875,000 (+21%) |
| Terraced | £340,000 | £406,000 (+19%) | £490,000 (+21%) | £610,000 (+24%) | £755,000 (+24%) |
| Flat | £260,000 | £350,000 (+35%) | £435,000 (+24%) | £602,500 (+39%) | £740,000 (+23%) |
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.
Winners and losers across the BR area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BR3
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of BR3, each linking to its own report:
Zoom out to the full BR3 district report for the type split, monthly volumes and how BR3 compares with its neighbours.
Before you sell in BR3 5: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BR3 5, open the average prices map and zoom from the BR3 5 shading down to the sold homes on your own street. Every recorded BR3 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BR3 5. Free, with a one click sign in.
See every individual BR3 5 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.