Local market reports › SE area › SE9 › SE9 2
Eltham market report SE9 2, London
The standing SE9 2 (Eltham) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,618 completed sales registered with HM Land Registry in SE9 2 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in SE9 2 (London) sold for £455,000 in 2026, the median of 37 registered sales, up 3% on five years earlier. The mean was £451,300, and by floor area homes here have averaged about £5,300 per square metre over the last five years. The figures cover 4,618 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like SE9 2 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 2 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 SE9 2 homes really sell for
37 sales were registered in SE9 2 in 2026, and the middle one of them, the median, went for £455,000. The mean works out at £451,300, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in SE9 2
Averaged across five years of sales, floor space in SE9 2 costs about £5,300 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, SE9 2 runs 60% above it.
The price of a typical SE9 2 home, 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 | £455,000 | £455,000 | 37 |
| 2025 | £505,000 | £517,076 | 134 |
| 2024 | £425,000 | £451,862 | 103 |
| 2023 | £450,000 | £494,440 | 84 |
| 2022 | £475,000 | £556,992 | 140 |
| 2021 | £442,000 | £559,629 | 157 |
| 2020 | £425,000 | £551,446 | 124 |
| 2019 | £420,000 | £550,519 | 151 |
| 2018 | £421,200 | £561,468 | 156 |
| 2017 | £400,000 | £545,560 | 132 |
| 2016 | £365,200 | £510,918 | 115 |
| 2015 | £310,000 | £438,030 | 167 |
| 2014 | £301,000 | £427,021 | 170 |
| 2013 | £259,000 | £372,675 | 128 |
| 2012 | £245,200 | £360,904 | 120 |
| 2011 | £235,000 | £354,760 | 109 |
| 2010 | £240,000 | £376,382 | 113 |
| 2009 | £218,700 | £351,562 | 80 |
| 2008 | £235,000 | £385,215 | 89 |
| 2007 | £225,000 | £381,663 | 202 |
| 2006 | £210,000 | £364,533 | 200 |
| 2005 | £186,000 | £331,005 | 253 |
| 2004 | £183,500 | £333,272 | 188 |
| 2003 | £180,500 | £332,525 | 193 |
| 2002 | £155,000 | £291,631 | 201 |
| 2001 | £126,200 | £242,613 | 154 |
| 2000 | £124,800 | £244,920 | 162 |
| 1999 | £104,700 | £208,662 | 178 |
| 1998 | £90,000 | £181,671 | 139 |
| 1997 | £76,000 | £155,861 | 169 |
| 1996 | £77,800 | £164,077 | 144 |
| 1995 | £70,500 | £153,256 | 126 |
In cash terms the typical SE9 2 home went from £70,500 in 1995 to £455,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 197%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2018, and today's median remains roughly 19% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE9 2 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 (+22.8% on the year before); the weakest, 2026 (−9.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE9 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.9% | −12.0% |
| 5 years (since 2021) | +0.6% | −4.1% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +3.9% | +1.1% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
SE9 2 recorded 37 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 194 sales a year before the financial crisis and 100 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.
How SE9 2 trades
This is a thin market: 37 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.
What tenants pay around SE9 2
The local authority for SE9 2 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.
£1,952 a month is £23,424 a year, which against the £455,000 median sold price makes a gross yield of 5.1%. 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.
SE9 2 (Eltham): the questions that come up
How much did a house sell for in SE9 2 (Eltham)?
Are property prices falling in SE9 2 (Eltham)?
Is SE9 2 (Eltham) a good place to buy a house?
Will SE9 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 3% over five years in cash but down 19% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in SE9 now
Turning to what is actually available: 18 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole SE9 district, not just SE9 2: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. 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 SE9 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. 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. 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.
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 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 1 | £552,500 | 52 |
| 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 2? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE9 2, use the average prices map for a rough value: zoom from SE9 2's shading down to the sold homes on your own street. The figures above are every recorded SE9 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SE9 2: the featured spot on this report is free for founding agents, one per district. Claim SE9 2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE9 2. Free, with a one click sign in.
See every individual SE9 2 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.