Local market reports › SE area › SE26 › SE26 6
Sydenham market report SE26 6, London
The SE26 6 (Sydenham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,797 HM Land Registry entries for SE26 6 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SE26 6 (London) is £500,000, from 47 registered sales, up 14% on five years earlier; the mean is £610,000, and by floor area homes here have averaged about £6,220 per square metre over the last five years. Behind the figures sit 5,797 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like SE26 6 is a single group of streets within SE26 (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 SE26 6 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 6 sells for
47 sales were registered in SE26 6 in 2026, and the middle one of them, the median, went for £500,000. The mean works out at £610,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
SE26 6 prices by floor area
A square metre of SE26 6 home has cost about £6,220 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 SE26 6 75% above the country at large.
The price of a typical SE26 6 home, 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 | £500,000 | £500,000 | 47 |
| 2025 | £440,000 | £450,522 | 129 |
| 2024 | £446,000 | £474,190 | 114 |
| 2023 | £475,000 | £521,909 | 109 |
| 2022 | £445,000 | £521,813 | 189 |
| 2021 | £439,000 | £555,831 | 230 |
| 2020 | £442,500 | £574,153 | 142 |
| 2019 | £435,500 | £570,836 | 168 |
| 2018 | £425,000 | £566,533 | 139 |
| 2017 | £414,000 | £564,654 | 130 |
| 2016 | £389,300 | £544,635 | 166 |
| 2015 | £376,200 | £531,571 | 182 |
| 2014 | £325,000 | £461,069 | 174 |
| 2013 | £250,000 | £359,725 | 197 |
| 2012 | £243,000 | £357,666 | 122 |
| 2011 | £247,000 | £372,875 | 125 |
| 2010 | £235,000 | £368,541 | 114 |
| 2009 | £200,000 | £321,502 | 77 |
| 2008 | £230,000 | £377,019 | 120 |
| 2007 | £226,000 | £383,359 | 256 |
| 2006 | £202,800 | £352,035 | 270 |
| 2005 | £178,500 | £317,658 | 224 |
| 2004 | £167,800 | £304,758 | 258 |
| 2003 | £160,000 | £294,759 | 206 |
| 2002 | £140,000 | £263,409 | 261 |
| 2001 | £120,000 | £230,694 | 272 |
| 2000 | £102,500 | £201,156 | 279 |
| 1999 | £81,000 | £161,429 | 267 |
| 1998 | £70,500 | £142,309 | 252 |
| 1997 | £60,000 | £123,048 | 274 |
| 1996 | £52,500 | £110,720 | 176 |
| 1995 | £57,000 | £123,909 | 128 |
In cash terms the typical SE26 6 home went from £57,000 in 1995 to £500,000 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 304%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 13% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE26 6 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 (+30.0% on the year before); the weakest, 2009 (−13.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE26 6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +13.6% | +11.0% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +4.6% | +1.8% |
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.
The turnover behind the prices
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.
The register shows 47 SE26 6 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 253 sales a year before the financial crisis and 118 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.
What homes rent for around SE26 6
The local authority for SE26 6 is Lewisham, and its ONS average private rent currently stands at £1,821 a month (May 2026 figures). A one-bed averages £1,450 a month here and a four-or-more-bed £2,705, so size does most of the work in setting the rent.
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 £500,000 median sold price makes a gross yield of 4.4%. 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 6 is
Only 47 sales completed here in the last twelve months of data, which makes SE26 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
SE26 6 (Sydenham): the questions that come up
Is SE26 6 (Sydenham) a good place to buy a house?
How much did a house sell for in SE26 6 (Sydenham)?
Are property prices falling in SE26 6 (Sydenham)?
Are SE26 6 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 14% over five years in cash but down 10% 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.
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 6: live asking prices are collected per district.
Of everything listed here, 35% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 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.
The price of an extra bedroom in SE
Real sold prices by size across the SE area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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.
SE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE26
A few minutes' walk can separate two very different markets. Here are SE26's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE26 4 | £528,500 | 36 |
| SE26 5 | £425,000 | 30 |
Zoom out to the full SE26 district report for the type split, monthly volumes and how SE26 compares with its neighbours.
Selling a home in SE26 6? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE26 6, use the average prices map for a rough value: zoom from SE26 6's shading down to the sold homes on your own street. The figures above are every recorded SE26 6 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE26 6.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to SE26 6. Free after a one click sign in.
Two maps carry on from here: every SE26 6 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.