Local market reports › SE area › SE20 › SE20 8
Anerley market report SE20 8, London
The SE20 8 (Anerley) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 6,278 sales registered with HM Land Registry in SE20 8 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 48 registered 2026 sales put the SE20 8 (London) median at £350,000, up 0% on five years earlier, with a mean of £375,800, and by floor area homes here have averaged about £6,000 per square metre over the last five years. Everything rests on 6,278 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like SE20 8 is a single group of streets within SE20 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE20 8 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 SE20 8 homes really sell for
In the SE20 8 property market, the 2026 median sale price is £350,000, from 48 registered sales; the mean, the "average house price" most sites quote, is £375,800, sitting a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in SE20 8
By floor space, homes in SE20 8 have sold for about £6,000 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.
England and Wales as a whole trade at a £285,000 median, leaving SE20 8 23% above the national figure.
SE20 8's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £350,000 | £350,000 | 48 |
| 2025 | £357,600 | £366,151 | 134 |
| 2024 | £355,000 | £377,438 | 148 |
| 2023 | £357,500 | £392,805 | 154 |
| 2022 | £360,000 | £422,141 | 191 |
| 2021 | £350,000 | £443,145 | 179 |
| 2020 | £361,500 | £469,054 | 164 |
| 2019 | £368,000 | £482,360 | 233 |
| 2018 | £352,000 | £469,223 | 175 |
| 2017 | £350,000 | £477,365 | 147 |
| 2016 | £330,000 | £461,673 | 184 |
| 2015 | £285,000 | £402,705 | 201 |
| 2014 | £242,500 | £344,029 | 253 |
| 2013 | £215,500 | £310,083 | 172 |
| 2012 | £167,700 | £246,833 | 196 |
| 2011 | £181,000 | £273,240 | 144 |
| 2010 | £181,000 | £283,855 | 94 |
| 2009 | £175,000 | £281,314 | 88 |
| 2008 | £190,000 | £311,450 | 159 |
| 2007 | £185,000 | £313,812 | 279 |
| 2006 | £163,000 | £282,947 | 229 |
| 2005 | £147,500 | £262,491 | 227 |
| 2004 | £144,000 | £261,532 | 255 |
| 2003 | £132,800 | £244,650 | 240 |
| 2002 | £115,500 | £217,312 | 310 |
| 2001 | £89,000 | £171,098 | 338 |
| 2000 | £73,000 | £143,263 | 255 |
| 1999 | £62,000 | £123,563 | 289 |
| 1998 | £49,500 | £99,919 | 230 |
| 1997 | £44,200 | £90,645 | 264 |
| 1996 | £40,800 | £86,045 | 160 |
| 1995 | £40,000 | £86,954 | 138 |
In cash terms the typical SE20 8 home went from £40,000 in 1995 to £350,000 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 303%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2019; the current median sits about 27% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the SE20 8 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 2002 (+29.8% on the year before); the weakest, 2009 (−7.9%). 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 years (since 2025) | −2.1% | −4.4% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +3.9% | +1.1% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in SE20 8
How many homes change hands
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.
Over the last twelve months of data, 48 sales completed in SE20 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 267 sales a year before the financial crisis and 135 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.
Rents around SE20 8
SE20 8 falls under Bromley, where the ONS puts the average private rent 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.
Against the £350,000 median purchase price, a rent of £1,675 a month (£20,100 a year) works out at a 5.7% 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.
How SE20 8 trades
Only 48 sales completed here in the last twelve months of data, which makes SE20 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within SE20, this sector trades 9% below the district median: one of its district's cheaper corners.
SE20 8 (Anerley): the questions that come up
How much did a house sell for in SE20 8 (Anerley)?
Are property prices falling in SE20 8 (Anerley)?
Is SE20 8 (Anerley) a good place to buy a house?
Will SE20 8 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in SE20 now
This is what you could actually buy today: 29 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole SE20 district, not just SE20 8: live asking prices are collected per district.
39% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
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 SE20 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 SE
Real sold prices by size across the SE area, straight 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 | — | £516,250 | £795,000 (+54%) | £1,325,000 (+67%) | £2,025,000 (+53%) |
| Semi-detached | £375,000 | £480,000 (+28%) | £613,025 (+28%) | £870,000 (+42%) | £1,390,000 (+60%) |
| Terraced | £405,000 | £475,000 (+17%) | £630,000 (+33%) | £878,697 (+39%) | £1,275,000 (+45%) |
| Flat | £345,000 | £465,000 (+35%) | £645,000 (+39%) | £885,000 (+37%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Winners and losers across the SE area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE20
A few minutes' walk can separate two very different markets. Here are SE20's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE20 7 | £447,800 | 66 |
Zoom out to the full SE20 district report for the type split, monthly volumes and how SE20 compares with its neighbours.
Thinking of selling in SE20 8? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE20 8, open the average prices map and zoom from the SE20 8 shading down to the sold homes on your own street. Every recorded SE20 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE20 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SE20 8. Free after a one click sign in.
The live map plots every individual SE20 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.