Local market reports › SE area › SE26 › SE26 4
Sydenham market report SE26 4, London
The SE26 4 (Sydenham) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,790 sales recorded by HM Land Registry in SE26 4 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 36 registered 2026 sales put the SE26 4 (London) median at £528,500, up 15% on five years earlier, with a mean of £579,900, and by floor area homes here have averaged about £6,290 per square metre over the last five years. Everything rests on 4,790 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE26 4 is one sector of SE26 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SE26 4 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.
Today's SE26 4 prices, from the sold record
The 2026 median for SE26 4 is £528,500, taken from 36 registered sales. The mean, which is what most sites call the "average house price", is £579,900, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in SE26 4
Averaged across five years of sales, floor space in SE26 4 costs about £6,290 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, SE26 4 runs 85% above it.
A typical SE26 4 home, priced year by year (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 | £528,500 | £528,500 | 36 |
| 2025 | £515,000 | £527,315 | 127 |
| 2024 | £525,000 | £558,183 | 129 |
| 2023 | £442,500 | £486,199 | 108 |
| 2022 | £480,000 | £562,855 | 151 |
| 2021 | £460,000 | £582,419 | 152 |
| 2020 | £448,500 | £581,938 | 98 |
| 2019 | £412,000 | £540,033 | 105 |
| 2018 | £440,000 | £586,528 | 116 |
| 2017 | £425,000 | £579,657 | 119 |
| 2016 | £368,800 | £515,955 | 110 |
| 2015 | £367,500 | £519,278 | 173 |
| 2014 | £338,000 | £479,512 | 169 |
| 2013 | £249,500 | £359,006 | 132 |
| 2012 | £250,000 | £367,969 | 145 |
| 2011 | £250,000 | £377,404 | 105 |
| 2010 | £226,800 | £355,681 | 96 |
| 2009 | £220,000 | £353,652 | 63 |
| 2008 | £242,500 | £397,509 | 95 |
| 2007 | £226,000 | £383,359 | 191 |
| 2006 | £209,000 | £362,797 | 217 |
| 2005 | £184,500 | £328,336 | 205 |
| 2004 | £178,000 | £323,283 | 208 |
| 2003 | £165,000 | £303,970 | 163 |
| 2002 | £138,800 | £261,151 | 228 |
| 2001 | £120,000 | £230,694 | 199 |
| 2000 | £104,500 | £205,081 | 200 |
| 1999 | £80,000 | £159,436 | 216 |
| 1998 | £75,000 | £151,393 | 191 |
| 1997 | £60,000 | £123,048 | 202 |
| 1996 | £57,000 | £120,210 | 216 |
| 1995 | £55,000 | £119,562 | 125 |
In cash terms the typical SE26 4 home went from £55,000 in 1995 to £528,500 in 2026, roughly 10 times the price. Adjusted for inflation it still comes to a real rise of roughly 342%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE26 4 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 2014 (+35.5% on the year before); the weakest, 2009 (−9.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.6% | +0.2% |
| 5 years (since 2021) | +2.8% | −1.9% |
| 10 years (since 2016) | +3.7% | +0.2% |
| 20 years (since 2006) | +4.7% | +1.9% |
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 SE26 4
How many homes change hands
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, 36 sales completed in SE26 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 201 sales a year before the financial crisis and 110 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around SE26 4
For renting purposes SE26 4 sits in Lewisham. The ONS average private rent there is £1,821 a month (May 2026). The spread runs from £1,450 a month for a typical one-bed to £2,705 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
£1,821 a month is £21,852 a year, which against the £528,500 median sold price makes a gross yield of 4.1%. 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.
What kind of market SE26 4 is
Only 36 sales completed here in the last twelve months of data, which makes SE26 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: SE26 4 (Sydenham)
Are property prices falling in SE26 4 (Sydenham)?
Is SE26 4 (Sydenham) a good place to buy a house?
How much did a house sell for in SE26 4 (Sydenham)?
Are SE26 4 prices heading up or down?
The record answers a different question than "what happens next": the median is up 15% over five years in cash but down 9% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
SE26's current homes for sale
This is what you could actually buy today: 21 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole SE26 district, not just SE26 4: live asking prices are collected per district.
35% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 SE26 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: SE prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. 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%) | — |
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. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE26
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SE26, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE26 5 | £425,000 | 30 |
| SE26 6 | £500,000 | 47 |
Zoom out to the full SE26 district report for the type split, monthly volumes and how SE26 compares with its neighbours.
Before you sell in SE26 4: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE26 4'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE26 4.
Take it further
Behind the answers sits the same Land Registry record as this page, with SE26 4 already set as the subject. Free, one click sign in.
The live map plots every individual SE26 4 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.
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.