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Sydenham market report SE26, London
The standing SE26 (Sydenham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 15,269 registered sales in SE26 (London) 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.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: 141 registered 2026 sales put the SE26 (London) median at £480,000, up 4% on five years earlier, with a mean of £548,500, and by floor area homes here have averaged about £6,250 per square metre over the last five years. Everything rests on 15,269 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district SE26 covering Sydenham sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SE26 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 SE26
The 2026 median for SE26 is £480,000, taken from 141 registered sales. The mean, which is what most sites call the "average house price", is £548,500, somewhat above it, as happens wherever a market carries an expensive tail.
SE26 prices by floor area
Measured by floor area, the last five years of SE26 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.
For scale: the England and Wales median is £285,000, so SE26 trades 68% above the country as a whole.
The price of a typical SE26 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £480,000 | £480,000 | 141 |
| 2025 | £451,000 | £461,785 | 393 |
| 2024 | £454,500 | £483,227 | 412 |
| 2023 | £450,000 | £494,440 | 310 |
| 2022 | £452,500 | £530,608 | 557 |
| 2021 | £460,000 | £582,419 | 518 |
| 2020 | £462,800 | £600,493 | 336 |
| 2019 | £441,200 | £578,308 | 398 |
| 2018 | £450,000 | £599,858 | 426 |
| 2017 | £420,000 | £572,838 | 403 |
| 2016 | £395,000 | £552,609 | 377 |
| 2015 | £370,000 | £522,810 | 468 |
| 2014 | £335,000 | £475,256 | 475 |
| 2013 | £250,000 | £359,725 | 455 |
| 2012 | £250,000 | £367,969 | 364 |
| 2011 | £247,200 | £373,177 | 332 |
| 2010 | £235,000 | £368,541 | 287 |
| 2009 | £218,000 | £350,437 | 209 |
| 2008 | £231,500 | £379,477 | 305 |
| 2007 | £225,000 | £381,663 | 631 |
| 2006 | £204,000 | £354,118 | 706 |
| 2005 | £182,500 | £324,776 | 588 |
| 2004 | £170,000 | £308,753 | 659 |
| 2003 | £160,000 | £294,759 | 537 |
| 2002 | £140,000 | £263,409 | 708 |
| 2001 | £120,000 | £230,694 | 685 |
| 2000 | £102,500 | £201,156 | 706 |
| 1999 | £82,500 | £164,418 | 671 |
| 1998 | £73,000 | £147,356 | 656 |
| 1997 | £65,400 | £134,122 | 704 |
| 1996 | £57,500 | £121,265 | 519 |
| 1995 | £56,400 | £122,605 | 333 |
In cash terms the typical SE26 home went from £56,400 in 1995 to £480,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 292%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE26 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 (+34.0% on the year before); the weakest, 2009 (−5.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE26 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +6.4% | +3.9% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 6 years (since 2020) | +0.6% | −3.7% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +4.4% | +1.5% |
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, 61% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £837,500 against £386,000 for a flat, 2.2 times the price.
Median by property type, SE26
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 | £837,500 (2025) | – | 355 |
| Semi-detached | £817,500 | 12 | 1,412 |
| Terraced | £664,500 | 39 | 4,123 |
| Flats | £370,000 | 87 | 9,368 |
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
SE26 recorded 269 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 653 sales a year before the financial crisis and 363 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the SE26 market
Flats dominate what actually sells, at 60% of last year's transactions, and the headline median follows them. House buyers should lean on the type split above rather than the overall figure.
The rental side of SE26
The local authority for SE26 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.
£1,821 a month is £21,852 a year, which against the £480,000 median sold price makes a gross yield of 4.6%. 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.
SE26 (Sydenham): the questions that come up
Is SE26 (Sydenham) a good place to buy a house?
How much did a house sell for in SE26 (Sydenham)?
Are property prices falling in SE26 (Sydenham)?
Are SE26 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 4% over five years in cash but down 18% 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 is for sale in SE26 right now
Everything above is what homes in SE26 sold for. Turning to what is actually available: 8 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 29% below the SE26 median sold price.
SE26 registered 269 sales in the last twelve months; the 8 homes listed now would take about 2 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. Supply that short favours the seller; a sensibly priced home here does not sit for long.
29% 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.
"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 →
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.
When homes in SE26 change hands
Take the 2,190 SE26 sales dated 2021 to 2025 and sort them by month: March completions lead with 11.8% of the total, May trails with 5.4%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 156 | 7.1% |
| February | 172 | 7.9% |
| March | 259 | 11.8% |
| April | 141 | 6.4% |
| May | 118 | 5.4% |
| June | 234 | 10.7% |
| July | 199 | 9.1% |
| August | 167 | 7.6% |
| September | 211 | 9.6% |
| October | 184 | 8.4% |
| November | 191 | 8.7% |
| December | 158 | 7.2% |
What another bedroom costs 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 | £480,000 | — | £670,000 | £850,000 (+27%) | £1,276,500 (+50%) |
| Semi-detached | £375,000 | £475,000 (+27%) | £597,500 (+26%) | £815,000 (+36%) | £1,233,000 (+51%) |
| Terraced | £378,500 | £445,000 (+18%) | £580,000 (+30%) | £786,000 (+36%) | £960,000 (+22%) |
| Flat | £330,000 | £425,000 (+29%) | £530,000 (+25%) | £650,000 (+23%) | £785,000 (+21%) |
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
SE26 ranks 9 of 28 in the SE 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.
Five-year change in the median, SE area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside SE26, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How SE26 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE21 | £730,000 | +7% |
| SE24 | £648,200 | -6% |
| SE22 | £642,500 | +0% |
| SE4 | £597,500 | +6% |
| SE27 | £562,500 | +7% |
| SE1 | £560,000 | -20% |
| SE15 | £520,000 | -2% |
| SE3 | £514,500 | +2% |
| SE5 | £500,000 | +6% |
| SE7 | £500,000 | +3% |
| SE10 | £500,000 | -15% |
| SE23 | £500,000 | +4% |
| SE17 | £483,000 | -3% |
| SE11 | £480,000 | -14% |
| SE26 (this report) | £480,000 | +4% |
| SE9 | £475,000 | +7% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £445,000 | -7% |
| SE19 | £430,000 | -4% |
| SE2 | £426,500 | +14% |
| SE13 | £421,000 | -2% |
| SE18 | £420,000 | +4% |
Before you sell in SE26: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE26, open the average prices map and zoom from the SE26 shading down to the sold homes on your own street. Every recorded SE26 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE26. Free, with a one click sign in.
The live map plots every individual SE26 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.