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Blackheath market report SE3 8, London
The standing SE3 8 (Blackheath) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,084 registered sales in SE3 8 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SE3 8 (London) is £565,000, from 30 registered sales, up 14% on five years earlier; the mean is £607,500, and by floor area homes here have averaged about £6,100 per square metre over the last five years. Behind the figures sit 4,084 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SE3 8 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 8 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.
Today's SE3 8 prices, from the sold record
30 sales were registered in SE3 8 in 2026, and the middle one of them, the median, went for £565,000. The mean works out at £607,500, somewhat above it, as happens wherever a market carries an expensive tail.
SE3 8 prices by floor area
Measured by floor area, the last five years of SE3 8 sales average about £6,100 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 SE3 8 trades 98% above the country as a whole.
The price of a typical SE3 8 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £565,000 | £565,000 | 30 |
| 2025 | £564,500 | £577,999 | 96 |
| 2024 | £562,500 | £598,053 | 90 |
| 2023 | £585,000 | £642,772 | 67 |
| 2022 | £535,000 | £627,349 | 105 |
| 2021 | £494,500 | £626,101 | 138 |
| 2020 | £450,000 | £583,884 | 95 |
| 2019 | £462,000 | £605,571 | 95 |
| 2018 | £445,000 | £593,193 | 96 |
| 2017 | £472,000 | £643,761 | 95 |
| 2016 | £400,000 | £559,604 | 118 |
| 2015 | £407,500 | £575,798 | 116 |
| 2014 | £305,000 | £432,696 | 148 |
| 2013 | £330,000 | £474,837 | 137 |
| 2012 | £278,800 | £410,359 | 106 |
| 2011 | £277,800 | £419,371 | 100 |
| 2010 | £285,000 | £446,953 | 109 |
| 2009 | £267,500 | £430,009 | 99 |
| 2008 | £247,500 | £405,705 | 84 |
| 2007 | £240,000 | £407,107 | 196 |
| 2006 | £228,000 | £395,779 | 200 |
| 2005 | £235,000 | £418,205 | 161 |
| 2004 | £195,000 | £354,158 | 195 |
| 2003 | £176,000 | £324,235 | 163 |
| 2002 | £180,000 | £338,668 | 196 |
| 2001 | £164,500 | £316,243 | 169 |
| 2000 | £161,000 | £315,963 | 190 |
| 1999 | £119,000 | £237,161 | 187 |
| 1998 | £106,400 | £214,776 | 126 |
| 1997 | £87,500 | £179,445 | 146 |
| 1996 | £78,500 | £165,553 | 140 |
| 1995 | £78,500 | £170,647 | 91 |
In cash terms the typical SE3 8 home went from £78,500 in 1995 to £565,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 231%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE3 8 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 2000 (+35.3% on the year before); the weakest, 2014 (−7.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE3 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.1% | −2.2% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +4.6% | +1.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
Sales per year, counted
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 register shows 30 SE3 8 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 184 sales a year before the financial crisis and 78 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.
Reading the SE3 8 market
Only 30 sales completed here in the last twelve months of data, which makes SE3 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the SE3 district median, SE3 8 sits 9% higher, marking it as a dearer pocket of the district.
What homes rent for around SE3 8
The local authority for SE3 8 is Greenwich, and its ONS average private rent currently stands at £1,952 a month (May 2026 figures). A one-bed averages £1,529 a month here and a four-or-more-bed £2,941, so size does most of the work in setting the rent.
Average monthly rent by size, Greenwich
ONS Price Index of Private Rents, May 2026.
£1,952 a month is £23,424 a year, which against the £565,000 median sold price makes a gross yield of 4.1%. 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 people ask about SE3 8 (Blackheath)
Is SE3 8 (Blackheath) a good place to buy a house?
How much did a house sell for in SE3 8 (Blackheath)?
Are property prices falling in SE3 8 (Blackheath)?
Where do SE3 8 prices go next?
The record answers a different question than "what happens next": the median is up 14% over five years in cash but down 10% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
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 8: live asking prices are collected per district.
11% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SE3 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.
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. 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%) | — |
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.
Winners and losers across the SE area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE3
Sector boundaries hide real price steps. The rest of SE3, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE3 0 | £590,000 | 28 |
| SE3 7 | £495,000 | 53 |
| 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 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE3 8, open the average prices map and zoom from the SE3 8 shading down to the sold homes on your own street. Every recorded SE3 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SE3 8: the featured spot on this report is free for founding agents, one per district. Claim SE3 8.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE3 8. Free, with a one click sign in.
The live map plots every individual SE3 8 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.