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Elmers End market report BR3, Beckenham
The standing BR3 (Elmers End) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 32,163 completed sales registered with HM Land Registry in BR3 (Beckenham) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 270 registered 2026 sales put the BR3 (Beckenham) median at £550,000, up 10% on five years earlier, with a mean of £622,800, and by floor area homes here have averaged about £6,000 per square metre over the last five years. Everything rests on 32,163 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
BR3 is a postcode district covering Beckenham, Elmers End, Shortlands in Beckenham. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where BR3 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
Across 270 registered 2026 sales, the typical (median) BR3 home went for £550,000. The mean is £622,800, somewhat above it, as happens wherever a market carries an expensive tail.
BR3 prices by floor area
The last five years of sales put BR3 at roughly £6,000 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 trades 93% above the country as a whole.
A typical BR3 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £550,000 | £550,000 | 270 |
| 2025 | £545,000 | £558,033 | 781 |
| 2024 | £546,000 | £580,510 | 792 |
| 2023 | £533,500 | £586,186 | 700 |
| 2022 | £527,000 | £617,968 | 891 |
| 2021 | £500,000 | £633,065 | 1,023 |
| 2020 | £485,000 | £629,298 | 692 |
| 2019 | £470,000 | £616,058 | 704 |
| 2018 | £470,000 | £626,519 | 719 |
| 2017 | £480,000 | £654,672 | 753 |
| 2016 | £440,000 | £615,564 | 940 |
| 2015 | £410,000 | £579,330 | 973 |
| 2014 | £360,000 | £510,723 | 1,095 |
| 2013 | £322,000 | £463,326 | 964 |
| 2012 | £288,800 | £425,078 | 872 |
| 2011 | £284,000 | £428,731 | 752 |
| 2010 | £287,500 | £450,874 | 785 |
| 2009 | £248,000 | £398,662 | 790 |
| 2008 | £265,000 | £434,391 | 685 |
| 2007 | £274,000 | £464,780 | 1,442 |
| 2006 | £250,000 | £433,968 | 1,577 |
| 2005 | £238,000 | £423,544 | 1,227 |
| 2004 | £240,000 | £435,887 | 1,375 |
| 2003 | £220,000 | £405,293 | 1,336 |
| 2002 | £185,500 | £349,017 | 1,488 |
| 2001 | £163,400 | £314,128 | 1,392 |
| 2000 | £142,500 | £279,656 | 1,265 |
| 1999 | £115,000 | £229,189 | 1,412 |
| 1998 | £100,000 | £201,857 | 1,313 |
| 1997 | £80,000 | £164,064 | 1,214 |
| 1996 | £78,000 | £164,499 | 1,099 |
| 1995 | £74,100 | £161,082 | 842 |
In cash terms the typical BR3 home went from £74,100 in 1995 to £550,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 241%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2017; the current median sits about 16% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the BR3 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 1998 (+25.0% on the year before); the weakest, 2009 (−6.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 47% of the typed total. A detached home currently trades at £1,125,000 against £380,000 for a flat, 3.0 times the price.
Median by property type, BR3
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £1,125,000 | 32 | 3,058 |
| Semi-detached | £776,000 | 47 | 5,525 |
| Terraced | £650,000 | 65 | 8,400 |
| Flats | £380,000 | 126 | 15,180 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.9% | −1.4% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +4.0% | +1.2% |
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
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 585 BR3 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,388 sales a year before the financial crisis and 687 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
For renting purposes BR3 sits in Bromley. The ONS average private rent there is £1,675 a month (May 2026). A one-bed averages £1,304 a month here and a four-or-more-bed £2,915, so size does most of the work in setting the rent.
Average monthly rent by size, Bromley
ONS Price Index of Private Rents, May 2026.
Against the £550,000 median purchase price, a rent of £1,675 a month (£20,100 a year) works out at a 3.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on BR3 (Elmers End)
Are property prices falling in BR3 (Elmers End)?
Is BR3 (Elmers End) a good place to buy a house?
How much did a house sell for in BR3 (Elmers End)?
What happens to BR3 prices now?
The record answers a different question than "what happens next": the median is up 10% over five years in cash but down 13% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in BR3 today
Everything above is what homes in BR3 sold for. This is what you could actually buy today: 99 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 18% below the BR3 median sold price.
Of everything listed here, 20% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in BR
What homes of each size actually sold for across the BR area, 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
BR3 ranks 4 of 8 in the BR area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, BR area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BR3, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BR3 1 | £415,000 | 51 |
| BR3 3 | £715,000 | 59 |
| BR3 4 | £557,500 | 70 |
| BR3 5 | £420,000 | 60 |
| BR3 6 | £668,800 | 30 |
How BR3 compares nearby
Same city, different markets. The neighbouring districts of the BR area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BR4 | £675,000 | +6% |
| BR7 | £600,000 | +2% |
| BR6 | £591,200 | +12% |
| BR2 | £555,000 | +11% |
| BR3 (this report) | £550,000 | +10% |
| BR1 | £465,000 | +6% |
| BR5 | £447,000 | +5% |
| BR8 | £411,800 | +10% |
Before you sell in BR3: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BR3, open the average prices map and zoom from the BR3 shading down to the sold homes on your own street. Every recorded BR3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BR3.
Keep digging
Behind the answers sits the same Land Registry record as this page, with BR3 already set as the subject. Free, one click sign in.
See every individual BR3 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.