Local market reports › SE area › SE26 › SE26 5
Sydenham market report SE26 5, London
The standing SE26 5 (Sydenham) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,644 completed sales registered with HM Land Registry in SE26 5 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical SE26 5 (London) home changed hands for £425,000 in 2026 (median of 30 registered sales, down 11% on five years earlier), with the mean at £501,400, and by floor area homes here have averaged about £6,250 per square metre over the last five years. Source: 4,644 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SE26 5 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 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 a home in SE26 5 sells for
Take the 30 registered 2026 sales in SE26 5 and the middle price, the median, is £425,000. The mean lands at £501,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in SE26 5
Measured by floor area, the last five years of SE26 5 sales average about £6,250 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, SE26 5 runs 49% above it.
A typical SE26 5 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £425,000 | £425,000 | 30 |
| 2025 | £443,200 | £453,798 | 129 |
| 2024 | £435,000 | £462,494 | 169 |
| 2023 | £410,000 | £450,490 | 93 |
| 2022 | £450,000 | £527,676 | 216 |
| 2021 | £480,200 | £607,995 | 136 |
| 2020 | £492,500 | £639,029 | 96 |
| 2019 | £462,000 | £605,571 | 125 |
| 2018 | £460,000 | £613,189 | 171 |
| 2017 | £420,000 | £572,838 | 154 |
| 2016 | £425,000 | £594,579 | 101 |
| 2015 | £350,000 | £494,550 | 113 |
| 2014 | £348,800 | £494,834 | 132 |
| 2013 | £276,500 | £397,856 | 126 |
| 2012 | £265,000 | £390,047 | 97 |
| 2011 | £244,000 | £368,346 | 102 |
| 2010 | £241,000 | £377,950 | 77 |
| 2009 | £225,000 | £361,689 | 69 |
| 2008 | £225,000 | £368,823 | 90 |
| 2007 | £219,000 | £371,485 | 184 |
| 2006 | £200,000 | £347,174 | 219 |
| 2005 | £200,000 | £355,919 | 159 |
| 2004 | £165,000 | £299,672 | 193 |
| 2003 | £159,800 | £294,390 | 168 |
| 2002 | £143,000 | £269,053 | 219 |
| 2001 | £119,500 | £229,733 | 214 |
| 2000 | £100,000 | £196,250 | 227 |
| 1999 | £89,000 | £177,372 | 188 |
| 1998 | £77,000 | £155,430 | 213 |
| 1997 | £87,200 | £178,830 | 228 |
| 1996 | £65,000 | £137,082 | 127 |
| 1995 | £54,000 | £117,388 | 79 |
In cash terms the typical SE26 5 home went from £54,000 in 1995 to £425,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 262%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 33% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the SE26 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 1997 (+34.2% on the year before); the weakest, 1998 (−11.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE26 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.1% | −6.3% |
| 5 years (since 2021) | −2.4% | −6.9% |
| 10 years (since 2016) | 0.0% | −3.3% |
| 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.
Transaction volumes
Sales per year, counted
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.
SE26 5 recorded 30 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 198 sales a year before the financial crisis and 127 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.
How SE26 5 trades
Only 30 sales completed here in the last twelve months of data, which makes SE26 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within SE26, this sector trades 15% below the district median: one of its district's cheaper corners.
Rents around SE26 5
The local authority for SE26 5 is Lewisham, and its ONS average private rent currently stands at £1,821 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,450 a month here against £2,705 for four or more bedrooms.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Set against the £425,000 median sold price, £1,821 a month is £21,852 a year, a gross yield of 5.1%: 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.
What people ask about SE26 5 (Sydenham)
How much did a house sell for in SE26 5 (Sydenham)?
Are property prices falling in SE26 5 (Sydenham)?
Is SE26 5 (Sydenham) a good place to buy a house?
What happens to SE26 5 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 11% over five years in cash but down 30% 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.
On the market in SE26 today
Turning to what is actually available: 21 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole SE26 district, not just SE26 5: live asking prices are collected per district.
Of everything listed here, 35% asks less than the sold record of comparable homes. 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 SE26 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.
What another bedroom costs in SE
Real sold prices by size across the SE area, straight 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 | — | £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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Five-year change in the median, SE area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SE26
Sector boundaries hide real price steps. The rest of SE26, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE26 4 | £528,500 | 36 |
| 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.
Thinking of selling in SE26 5? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE26 5, open the average prices map and zoom from the SE26 5 shading down to the sold homes on your own street. Every recorded SE26 5 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 SE26 5.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE26 5. Free, with a one click sign in.
See every individual SE26 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.