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Blackheath market report SE3, London
The standing SE3 (Blackheath) property market report, rebuilt from the full public record every month. Everything below comes from 18,765 sales recorded by HM Land Registry in SE3 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 167 registered 2026 sales put the SE3 (London) median at £520,000, up 3% on five years earlier, with a mean of £692,100, and by floor area homes here have averaged about £7,150 per square metre over the last five years. Everything rests on 18,765 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE3 is the postcode district covering Blackheath, Kidbrooke, Westcombe Park in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where SE3 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 SE3 homes really sell for
The 2026 median for SE3 is £520,000, taken from 167 registered sales. The mean, which is what most sites call the "average house price", is £692,100, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in SE3
A square metre of SE3 home has cost about £7,150 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.
England and Wales as a whole trade at a £285,000 median, leaving SE3 82% above the national figure.
A typical SE3 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £520,000 | £520,000 | 167 |
| 2025 | £540,000 | £552,913 | 509 |
| 2024 | £546,200 | £580,723 | 526 |
| 2023 | £565,000 | £620,797 | 351 |
| 2022 | £570,000 | £668,390 | 480 |
| 2021 | £505,000 | £639,395 | 775 |
| 2020 | £520,000 | £674,711 | 545 |
| 2019 | £494,700 | £648,433 | 463 |
| 2018 | £485,000 | £646,514 | 525 |
| 2017 | £505,000 | £688,769 | 436 |
| 2016 | £503,400 | £704,262 | 628 |
| 2015 | £462,800 | £653,936 | 606 |
| 2014 | £387,000 | £549,027 | 720 |
| 2013 | £355,000 | £510,810 | 654 |
| 2012 | £335,500 | £493,814 | 456 |
| 2011 | £325,000 | £490,625 | 470 |
| 2010 | £320,000 | £501,842 | 516 |
| 2009 | £271,000 | £435,635 | 426 |
| 2008 | £305,000 | £499,959 | 342 |
| 2007 | £300,800 | £510,241 | 716 |
| 2006 | £250,000 | £433,968 | 769 |
| 2005 | £250,000 | £444,899 | 690 |
| 2004 | £225,000 | £408,644 | 831 |
| 2003 | £210,000 | £386,871 | 685 |
| 2002 | £200,000 | £376,298 | 816 |
| 2001 | £174,500 | £335,467 | 707 |
| 2000 | £162,500 | £318,906 | 721 |
| 1999 | £132,700 | £264,464 | 786 |
| 1998 | £114,000 | £230,117 | 640 |
| 1997 | £101,000 | £207,131 | 691 |
| 1996 | £86,500 | £182,425 | 651 |
| 1995 | £87,000 | £189,125 | 467 |
In cash terms the typical SE3 home went from £87,000 in 1995 to £520,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 175%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2016, and today's median remains roughly 26% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE3 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 (+22.5% on the year before); the weakest, 2009 (−11.1%). 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) | −3.7% | −6.0% |
| 5 years (since 2021) | +0.6% | −4.0% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 20 years (since 2006) | +3.7% | +0.9% |
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, 53% of the typed total. A detached home currently trades at £1,290,100 against £450,000 for a flat, 2.9 times the price.
Median by property type, SE3
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 | £1,290,100 | 10 | 971 |
| Semi-detached | £685,000 | 17 | 2,891 |
| Terraced | £743,800 | 42 | 4,961 |
| Flats | £450,000 | 98 | 9,942 |
Transaction volumes
How many homes change hands
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
SE3 recorded 318 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 742 sales a year before the financial crisis and 407 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 market
SE3 sits 7 of 28 in its area's price order, well inside the expensive end.
Rents around SE3
The local authority for SE3 is Greenwich, and its ONS average private rent currently stands at £1,952 a month (May 2026 figures). 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 £520,000 median sold price, £1,952 a month is £23,424 a year, a gross yield of 4.5%: 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.
SE3 (Blackheath): the questions that come up
Are property prices falling in SE3 (Blackheath)?
Is SE3 (Blackheath) a good place to buy a house?
How much did a house sell for in SE3 (Blackheath)?
Will SE3 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 3% over five years in cash but down 19% 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
Everything above is what homes in SE3 sold for. This is what you could actually buy today: 95 homes currently on the market from 3 agents publishing to HomesIndex, at a typical asking price 92% above the SE3 median sold price.
11% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"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 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
Real sold prices by size across the SE area, straight 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
SE3 ranks 11 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.
Winners and losers across the SE area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SE3, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE3 0 | £590,000 | 28 |
| SE3 7 | £495,000 | 53 |
| SE3 8 | £565,000 | 30 |
| SE3 9 | £515,000 | 56 |
How SE3 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 | £620,000 | -3% |
| SE21 | £608,500 | -10% |
| SE4 | £562,500 | +0% |
| SE1 | £550,000 | -21% |
| SE27 | £550,000 | +5% |
| SE3 (this report) | £520,000 | +3% |
| SE15 | £520,000 | -2% |
| SE10 | £507,500 | -14% |
| SE7 | £505,000 | +4% |
| SE17 | £505,000 | +1% |
| SE26 | £500,000 | +9% |
| SE23 | £498,900 | +4% |
| SE5 | £487,500 | +4% |
| SE11 | £475,000 | -15% |
| SE9 | £472,800 | +6% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £446,200 | -6% |
| SE19 | £441,500 | -2% |
| SE13 | £435,000 | +1% |
| SE2 | £425,000 | +14% |
| SE18 | £415,000 | +2% |
Selling in SE3? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE3, open the average prices map and zoom from the SE3 shading down to the sold homes on your own street. Every recorded SE3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE3.
Take it further
Behind the answers sits the same Land Registry record as this page, with SE3 already set as the subject. Free, one click sign in.
See every individual SE3 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.