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Eltham market report SE9 1, London
The SE9 1 (Eltham) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,294 sales recorded by HM Land Registry in SE9 1 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SE9 1 (London) is £552,500, from 52 registered sales, up 6% on five years earlier; the mean is £572,600, and by floor area homes here have averaged about £5,860 per square metre over the last five years. Behind the figures sit 5,294 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like SE9 1 is a single group of streets within SE9 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE9 1 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 SE9 1 prices, from the sold record
Across 52 registered 2026 sales, the typical (median) SE9 1 home went for £552,500. The mean is £572,600, nearly identical to it, meaning sales cluster closely around the typical figure.
SE9 1 prices by floor area
Measured by floor area, the last five years of SE9 1 sales average about £5,860 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.
England and Wales as a whole trade at a £285,000 median, leaving SE9 1 94% above the national figure.
The price of a typical SE9 1 home, 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 | £552,500 | £552,500 | 52 |
| 2025 | £575,000 | £588,750 | 155 |
| 2024 | £565,000 | £600,711 | 151 |
| 2023 | £550,000 | £604,316 | 123 |
| 2022 | £560,000 | £656,664 | 128 |
| 2021 | £522,500 | £661,552 | 192 |
| 2020 | £492,000 | £638,380 | 125 |
| 2019 | £460,000 | £602,950 | 126 |
| 2018 | £482,500 | £643,182 | 134 |
| 2017 | £477,000 | £650,580 | 165 |
| 2016 | £447,500 | £626,057 | 138 |
| 2015 | £380,000 | £536,940 | 162 |
| 2014 | £350,000 | £496,536 | 165 |
| 2013 | £282,200 | £406,058 | 156 |
| 2012 | £265,000 | £390,047 | 145 |
| 2011 | £250,000 | £377,404 | 138 |
| 2010 | £250,000 | £392,064 | 121 |
| 2009 | £232,000 | £372,942 | 110 |
| 2008 | £250,000 | £409,803 | 113 |
| 2007 | £250,000 | £424,070 | 230 |
| 2006 | £233,000 | £404,458 | 235 |
| 2005 | £225,000 | £400,409 | 221 |
| 2004 | £210,000 | £381,401 | 200 |
| 2003 | £195,000 | £359,237 | 199 |
| 2002 | £168,000 | £316,091 | 229 |
| 2001 | £145,000 | £278,755 | 209 |
| 2000 | £136,800 | £268,470 | 182 |
| 1999 | £111,600 | £222,413 | 209 |
| 1998 | £100,000 | £201,857 | 204 |
| 1997 | £87,800 | £180,060 | 207 |
| 1996 | £78,200 | £164,920 | 194 |
| 1995 | £72,500 | £157,604 | 176 |
In cash terms the typical SE9 1 home went from £72,500 in 1995 to £552,500 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 251%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 16% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE9 1 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 2014 (+24.0% on the year before); the weakest, 2009 (−7.2%). 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) | −3.9% | −6.2% |
| 5 years (since 2021) | +1.1% | −3.5% |
| 10 years (since 2016) | +2.1% | −1.2% |
| 20 years (since 2006) | +4.4% | +1.6% |
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
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 register shows 52 SE9 1 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 213 sales a year before the financial crisis and 122 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the SE9 1 market
This is a thin market: 52 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. Within SE9, this sector trades 17% above the district median: one of the dearer corners of its district.
What tenants pay around SE9 1
The local authority for SE9 1 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 £552,500 median sold price makes a gross yield of 4.2%. 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.
SE9 1 (Eltham): the questions that come up
How much did a house sell for in SE9 1 (Eltham)?
Are property prices falling in SE9 1 (Eltham)?
Is SE9 1 (Eltham) a good place to buy a house?
Will SE9 1 prices rise from here?
The record answers a different question than "what happens next": the median is up 6% over five years in cash but down 16% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in SE9 right now
The live side of the market holds 18 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole SE9 district, not just SE9 1: live asking prices are collected per district.
28% 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 SE9 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: SE prices by size
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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
SE area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE9
A few minutes' walk can separate two very different markets. Here are SE9's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE9 2 | £455,000 | 37 |
| SE9 3 | £527,500 | 40 |
| SE9 4 | £380,000 | 49 |
| SE9 5 | £367,500 | 27 |
| SE9 6 | £470,000 | 24 |
Zoom out to the full SE9 district report for the type split, monthly volumes and how SE9 compares with its neighbours.
Selling in SE9 1? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE9 1, open the average prices map and zoom from the SE9 1 shading down to the sold homes on your own street. Every recorded SE9 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE9 1.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SE9 1. Free after a one click sign in.
Two maps carry on from here: every SE9 1 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.