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Blackheath market report SE3 7, London
The SE3 7 (Blackheath) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,418 HM Land Registry entries for SE3 7 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SE3 7 (London) came in at £495,000, out of 53 registered, down 5% on five years earlier, and the mean stands at £713,300, and by floor area homes here have averaged about £7,200 per square metre over the last five years. The record behind it is 5,418 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE3 7 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 7 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 SE3 7 sells for
Across 53 registered 2026 sales, the typical (median) SE3 7 home went for £495,000. The mean is £713,300, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in SE3 7
A square metre of SE3 7 home has cost about £7,200 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.
Set against the £285,000 England and Wales median, SE3 7 sits 74% above the national market.
SE3 7's median sold price, 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 | £495,000 | £495,000 | 53 |
| 2025 | £573,100 | £586,805 | 118 |
| 2024 | £520,000 | £552,867 | 152 |
| 2023 | £520,000 | £571,353 | 105 |
| 2022 | £561,000 | £657,837 | 133 |
| 2021 | £520,000 | £658,387 | 165 |
| 2020 | £537,500 | £697,417 | 82 |
| 2019 | £512,200 | £671,372 | 96 |
| 2018 | £470,000 | £626,519 | 117 |
| 2017 | £520,000 | £709,228 | 131 |
| 2016 | £496,000 | £693,909 | 143 |
| 2015 | £490,000 | £692,370 | 156 |
| 2014 | £402,500 | £571,017 | 186 |
| 2013 | £340,000 | £489,226 | 193 |
| 2012 | £360,000 | £529,875 | 158 |
| 2011 | £340,000 | £513,269 | 163 |
| 2010 | £332,500 | £521,446 | 203 |
| 2009 | £315,000 | £506,365 | 125 |
| 2008 | £328,800 | £538,973 | 114 |
| 2007 | £332,800 | £564,521 | 223 |
| 2006 | £275,000 | £477,365 | 248 |
| 2005 | £250,000 | £444,899 | 224 |
| 2004 | £242,000 | £439,519 | 247 |
| 2003 | £215,500 | £397,003 | 194 |
| 2002 | £230,000 | £432,743 | 276 |
| 2001 | £182,000 | £349,886 | 240 |
| 2000 | £159,700 | £313,411 | 204 |
| 1999 | £144,000 | £286,984 | 227 |
| 1998 | £118,000 | £238,191 | 185 |
| 1997 | £98,000 | £200,978 | 209 |
| 1996 | £83,400 | £175,887 | 193 |
| 1995 | £87,000 | £189,125 | 155 |
In cash terms the typical SE3 7 home went from £87,000 in 1995 to £495,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 162%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2017; the current median sits about 30% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the SE3 7 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 2002 (+26.4% on the year before); the weakest, 2026 (−13.6%). 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) | −13.6% | −15.6% |
| 5 years (since 2021) | −1.0% | −5.5% |
| 10 years (since 2016) | 0.0% | −3.3% |
| 20 years (since 2006) | +3.0% | +0.2% |
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
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.
SE3 7 recorded 53 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 232 sales a year before the financial crisis and 112 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 tenants pay around SE3 7
For renting purposes SE3 7 sits in Greenwich. The ONS average private rent there is £1,952 a month (May 2026). The spread runs from £1,529 a month for a typical one-bed to £2,941 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Greenwich
ONS Price Index of Private Rents, May 2026.
Set against the £495,000 median sold price, £1,952 a month is £23,424 a year, a gross yield of 4.7%: 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.
The shape of the SE3 7 market
Only 53 sales completed here in the last twelve months of data, which makes SE3 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What people ask about SE3 7 (Blackheath)
Is SE3 7 (Blackheath) a good place to buy a house?
How much did a house sell for in SE3 7 (Blackheath)?
Are property prices falling in SE3 7 (Blackheath)?
Are SE3 7 prices heading up or down?
The record answers a different question than "what happens next": the median is down 5% over five years in cash but down 25% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in SE3 today
The live side of the market holds 95 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole SE3 district, not just SE3 7: 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.
What another bedroom costs in SE
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%) | — |
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
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
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SE3
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SE3, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE3 0 | £590,000 | 28 |
| 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 a home in SE3 7? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE3 7'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.
Estate agents working SE3 7: the featured spot on this report is free for founding agents, one per district. Claim SE3 7.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to SE3 7. Free after a one click sign in.
The live map plots every individual SE3 7 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.