Local market reports › SE area › SE3 › SE3 9
Blackheath market report SE3 9, London
The SE3 9 (Blackheath) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,510 registered sales in SE3 9 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 56 registered 2026 sales put the SE3 9 (London) median at £515,000, up 5% on five years earlier, with a mean of £678,800, and by floor area homes here have averaged about £7,260 per square metre over the last five years. Everything rests on 5,510 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE3 9 is one sector of SE3 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SE3 9 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 9 sold prices: where the market stands
Across 56 registered 2026 sales, the typical (median) SE3 9 home went for £515,000. The mean is £678,800, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in SE3 9
A square metre of SE3 9 home has cost about £7,260 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.
For scale: the England and Wales median is £285,000, so SE3 9 trades 81% above the country as a whole.
A typical SE3 9 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £515,000 | £515,000 | 56 |
| 2025 | £525,000 | £537,554 | 221 |
| 2024 | £551,000 | £585,826 | 202 |
| 2023 | £563,800 | £619,479 | 114 |
| 2022 | £590,000 | £691,842 | 133 |
| 2021 | £490,000 | £620,403 | 367 |
| 2020 | £520,100 | £674,840 | 303 |
| 2019 | £492,700 | £645,812 | 216 |
| 2018 | £491,400 | £655,045 | 235 |
| 2017 | £512,500 | £698,999 | 152 |
| 2016 | £510,000 | £713,495 | 300 |
| 2015 | £457,000 | £645,741 | 225 |
| 2014 | £390,000 | £553,283 | 248 |
| 2013 | £390,000 | £561,171 | 169 |
| 2012 | £340,000 | £500,438 | 92 |
| 2011 | £377,000 | £569,125 | 108 |
| 2010 | £335,000 | £525,366 | 99 |
| 2009 | £249,000 | £400,270 | 119 |
| 2008 | £300,000 | £491,763 | 71 |
| 2007 | £310,000 | £525,846 | 150 |
| 2006 | £269,500 | £467,818 | 172 |
| 2005 | £260,200 | £463,051 | 150 |
| 2004 | £214,500 | £389,574 | 226 |
| 2003 | £213,000 | £392,398 | 163 |
| 2002 | £196,200 | £369,149 | 162 |
| 2001 | £169,800 | £326,432 | 130 |
| 2000 | £158,000 | £310,075 | 147 |
| 1999 | £125,200 | £249,517 | 190 |
| 1998 | £118,700 | £239,604 | 180 |
| 1997 | £120,000 | £246,096 | 150 |
| 1996 | £95,000 | £200,351 | 163 |
| 1995 | £90,000 | £195,646 | 97 |
In cash terms the typical SE3 9 home went from £90,000 in 1995 to £515,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 163%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2016, and today's median remains roughly 28% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE3 9 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 2010 (+34.5% on the year before); the weakest, 2009 (−17.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.9% | −4.2% |
| 5 years (since 2021) | +1.0% | −3.7% |
| 10 years (since 2016) | +0.1% | −3.2% |
| 20 years (since 2006) | +3.3% | +0.5% |
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.
Transaction volumes
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.
SE3 9 recorded 56 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 145 sales a year recently, against 163 a year before 2008. 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.
What kind of market SE3 9 is
Only 56 sales completed here in the last twelve months of data, which makes SE3 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What tenants pay around SE3 9
For renting purposes SE3 9 sits in Greenwich. The ONS average private rent there is £1,952 a month (May 2026). Size sets most of the rent: one-beds average £1,529 a month here against £2,941 for four or more bedrooms.
Average monthly rent by size, Greenwich
ONS Price Index of Private Rents, May 2026.
Against the £515,000 median purchase price, a rent of £1,952 a month (£23,424 a year) works out at a 4.5% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
SE3 9 (Blackheath): the questions that come up
Are property prices falling in SE3 9 (Blackheath)?
Is SE3 9 (Blackheath) a good place to buy a house?
How much did a house sell for in SE3 9 (Blackheath)?
Will SE3 9 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 5% over five years in cash but down 17% 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 you could buy in SE3 now
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 9: live asking prices are collected per district.
11% of what is on the market here is asking below what comparable homes actually sold for. 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
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%) | — |
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 0 | £590,000 | 28 |
| SE3 7 | £495,000 | 53 |
| SE3 8 | £565,000 | 30 |
Zoom out to the full SE3 district report for the type split, monthly volumes and how SE3 compares with its neighbours.
Before you sell in SE3 9: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE3 9'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE3 9.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to SE3 9. Free after a one click sign in.
Two maps carry on from here: every SE3 9 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.
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.