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Upper Belvedere market report DA17, Belvedere
The standing DA17 (Upper Belvedere) property market report, rebuilt from the full public record every month. Underneath every chart here sit 9,901 registered sales in DA17 (Belvedere) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in DA17 (Belvedere) came in at £342,500, out of 64 registered, up 4% on five years earlier, and the mean stands at £346,300, and by floor area homes here have averaged about £4,610 per square metre over the last five years. The record behind it is 9,901 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
DA17 is the postcode district covering Belvedere, Upper Belvedere, Lessness Heath in Belvedere. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where DA17 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.
The going rate for a home in DA17
Across 64 registered 2026 sales, the typical (median) DA17 home went for £342,500. The mean is £346,300, practically level with it: prices here bunch tightly around the middle.
Price per square metre in DA17
A square metre of DA17 home has cost about £4,610 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts DA17 20% above the country at large.
The price of a typical DA17 home, 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 | £342,500 | £342,500 | 64 |
| 2025 | £370,000 | £378,848 | 218 |
| 2024 | £370,000 | £393,386 | 205 |
| 2023 | £354,000 | £388,960 | 189 |
| 2022 | £359,000 | £420,968 | 227 |
| 2021 | £330,000 | £417,823 | 300 |
| 2020 | £318,000 | £412,612 | 181 |
| 2019 | £300,000 | £393,228 | 197 |
| 2018 | £287,500 | £383,243 | 204 |
| 2017 | £285,000 | £388,711 | 324 |
| 2016 | £287,000 | £401,516 | 277 |
| 2015 | £184,000 | £259,992 | 427 |
| 2014 | £186,000 | £263,873 | 323 |
| 2013 | £161,500 | £232,382 | 289 |
| 2012 | £154,500 | £227,405 | 264 |
| 2011 | £170,000 | £256,635 | 196 |
| 2010 | £172,200 | £270,054 | 174 |
| 2009 | £164,000 | £263,631 | 151 |
| 2008 | £175,000 | £286,862 | 196 |
| 2007 | £175,000 | £296,849 | 459 |
| 2006 | £162,000 | £281,211 | 404 |
| 2005 | £155,000 | £275,838 | 365 |
| 2004 | £150,000 | £272,429 | 428 |
| 2003 | £132,000 | £243,176 | 497 |
| 2002 | £117,200 | £220,511 | 532 |
| 2001 | £88,000 | £169,176 | 456 |
| 2000 | £75,500 | £148,169 | 455 |
| 1999 | £63,000 | £125,556 | 453 |
| 1998 | £60,000 | £121,114 | 371 |
| 1997 | £54,000 | £110,743 | 402 |
| 1996 | £51,000 | £107,557 | 331 |
| 1995 | £46,500 | £101,084 | 342 |
In cash terms the typical DA17 home went from £46,500 in 1995 to £342,500 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 239%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the DA17 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 2016 (+56.0% on the year before); the weakest, 2012 (−9.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What DA17 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.4% | −9.6% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 38% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £525,000 against £239,500 for a flat, 2.2 times the price.
Median by property type, DA17
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 | £525,000 (2025) | – | 380 |
| Semi-detached | £413,000 | 15 | 2,036 |
| Terraced | £376,000 | 25 | 3,694 |
| Flats | £235,000 | 21 | 3,788 |
Sales activity in DA17
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 monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 144 DA17 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 450 sales a year before the financial crisis and 181 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.
The shape of the DA17 market
Only 144 sales completed here in the last twelve months of data, which makes DA17 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What tenants pay around DA17
DA17 falls under Bexley, where the ONS puts the average private rent at £1,528 a month (May 2026 figures). The spread runs from £1,221 a month for a typical one-bed to £2,413 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bexley
ONS Price Index of Private Rents, May 2026.
Set against the £342,500 median sold price, £1,528 a month is £18,336 a year, a gross yield of 5.4%: 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.
DA17 (Upper Belvedere): the questions that come up
Is DA17 (Upper Belvedere) a good place to buy a house?
How much did a house sell for in DA17 (Upper Belvedere)?
Are property prices falling in DA17 (Upper Belvedere)?
Where do DA17 prices go next?
The record answers a different question than "what happens next": the median is up 4% over five years in cash but down 18% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
DA17's current homes for sale
Everything above is what homes in DA17 sold for. The live side of the market holds 13 homes at the moment, listed by 2 agents publishing to HomesIndex, at a typical asking price 24% above the DA17 median sold price.
31% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Halifield Drive, Priory Gardens, Belvedere, Belvedere
- Shortlands Close, Belvedere
- Osborne Road, Belvedere, Kent, DA17 5NR, Belvedere
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every DA17 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.
Bedroom by bedroom: DA prices by size
What homes of each size actually sold for across the DA area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £450,000 | £600,000 (+33%) | £800,000 (+33%) | £1,100,000 (+38%) |
| Semi-detached | £341,500 | £410,000 (+20%) | £480,000 (+17%) | £600,000 (+25%) | £712,500 (+19%) |
| Terraced | £312,000 | £364,000 (+17%) | £410,000 (+13%) | £499,997 (+22%) | £630,000 (+26%) |
| Flat | £217,500 | £287,995 (+32%) | £339,997 (+18%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
DA17 ranks 13 of 18 in the DA 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.
Winners and losers across the DA area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside DA17, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| DA17 5 | £380,000 | 29 |
| DA17 6 | £292,000 | 35 |
How DA17 compares nearby
Same city, different markets. The neighbouring districts of the DA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| DA3 | £502,500 | +14% |
| DA5 | £493,500 | +3% |
| DA13 | £475,000 | +5% |
| DA16 | £468,000 | +10% |
| DA15 | £465,000 | +11% |
| DA7 | £455,000 | +3% |
| DA6 | £405,000 | +16% |
| DA2 | £395,000 | +7% |
| DA4 | £382,500 | +7% |
| DA14 | £381,000 | +2% |
| DA8 | £373,500 | +15% |
| DA1 | £365,000 | +12% |
| DA17 (this report) | £342,500 | +4% |
| DA10 | £340,000 | -15% |
| DA11 | £340,000 | +6% |
| DA12 | £337,500 | +7% |
| DA9 | £335,000 | +18% |
| DA18 | £270,000 | -15% |
Selling in DA17? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at DA17's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim DA17.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about DA17. Free, with a one click sign in.
See every individual DA17 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.