Local market reports › SE area › SE3 › SE3 0
Blackheath market report SE3 0, London
The standing SE3 0 (Blackheath) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,753 sales registered with HM Land Registry in SE3 0 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for SE3 0 (London) is £590,000, from 28 registered sales, down 10% on five years earlier; the mean is £769,100, and by floor area homes here have averaged about £8,020 per square metre over the last five years. Behind the figures sit 3,753 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SE3 0 is a postcode sector: one group of streets inside SE3 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SE3 0 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.
SE3 0 sold prices: where the market stands
In the SE3 0 property market, the 2026 median sale price is £590,000, from 28 registered sales; the mean, the "average house price" most sites quote, is £769,100, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
SE3 0 prices by floor area
A square metre of SE3 0 home has cost about £8,020 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 SE3 0 107% above the country at large.
A typical SE3 0 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 | £590,000 | £590,000 | 28 |
| 2025 | £530,000 | £542,674 | 74 |
| 2024 | £656,500 | £697,994 | 82 |
| 2023 | £691,000 | £759,240 | 65 |
| 2022 | £567,000 | £664,872 | 109 |
| 2021 | £658,000 | £833,113 | 105 |
| 2020 | £680,000 | £882,314 | 65 |
| 2019 | £645,000 | £845,441 | 56 |
| 2018 | £505,000 | £673,175 | 77 |
| 2017 | £550,000 | £750,145 | 58 |
| 2016 | £645,000 | £902,361 | 67 |
| 2015 | £500,000 | £706,500 | 109 |
| 2014 | £425,000 | £602,937 | 138 |
| 2013 | £386,000 | £555,415 | 155 |
| 2012 | £375,000 | £551,953 | 100 |
| 2011 | £350,000 | £528,365 | 99 |
| 2010 | £320,000 | £501,842 | 105 |
| 2009 | £315,000 | £506,365 | 83 |
| 2008 | £348,000 | £570,445 | 73 |
| 2007 | £340,000 | £576,735 | 147 |
| 2006 | £268,000 | £465,214 | 149 |
| 2005 | £265,000 | £471,593 | 155 |
| 2004 | £244,800 | £444,605 | 163 |
| 2003 | £228,000 | £420,031 | 165 |
| 2002 | £220,000 | £413,928 | 182 |
| 2001 | £179,200 | £344,503 | 168 |
| 2000 | £184,000 | £361,100 | 180 |
| 1999 | £149,000 | £296,949 | 182 |
| 1998 | £120,000 | £242,229 | 149 |
| 1997 | £115,500 | £236,867 | 186 |
| 1996 | £107,000 | £225,658 | 155 |
| 1995 | £100,000 | £217,385 | 124 |
In cash terms the typical SE3 0 home went from £100,000 in 1995 to £590,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 171%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 35% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE3 0 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 2016 (+29.0% on the year before); the weakest, 2025 (−19.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE3 0 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +11.3% | +8.7% |
| 5 years (since 2021) | −2.2% | −6.7% |
| 10 years (since 2016) | −0.9% | −4.2% |
| 20 years (since 2006) | +4.0% | +1.2% |
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 SE3 0
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 28 SE3 0 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 164 sales a year before the financial crisis and 72 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.
The rental side of SE3 0
The local authority for SE3 0 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.
Set against the £590,000 median sold price, £1,821 a month is £21,852 a year, a gross yield of 3.7%: 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 kind of market SE3 0 is
This is a thin market: 28 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the SE3 district median, SE3 0 sits 13% higher, marking it as a dearer pocket of the district.
Searches that land here, answered
Searches like free property valuation in se3
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £590,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Asked and answered: SE3 0 (Blackheath)
How much did a house sell for in SE3 0 (Blackheath)?
Are property prices falling in SE3 0 (Blackheath)?
Is SE3 0 (Blackheath) a good place to buy a house?
Will SE3 0 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 10% over five years in cash but down 29% 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.
SE3's current homes for sale
This is what you could actually buy today: 95 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole SE3 district, not just SE3 0: live asking prices are collected per district.
Of everything listed here, 11% asks less than the sold record of comparable homes. 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 SE3 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.
Bedroom by bedroom: SE prices by size
What homes of each size actually sold for across the SE area, 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%) | — |
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. Sizes with too few homes to be meaningful are left 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 SE3
A few minutes' walk can separate two very different markets. Here are SE3's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE3 7 | £495,000 | 53 |
| SE3 8 | £565,000 | 30 |
| SE3 9 | £515,000 | 56 |
Zoom out to the full SE3 district report for the type split, monthly volumes and how SE3 compares with its neighbours.
Selling in SE3 0? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE3 0, use the average prices map for a rough value: zoom from SE3 0's shading down to the sold homes on your own street. The figures above are every recorded SE3 0 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE3 0.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SE3 0 already set as the subject. Free, one click sign in.
See every individual SE3 0 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.
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.