Local market reports › SE area › SE9 › SE9 3
Eltham market report SE9 3, London
The SE9 3 (Eltham) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,975 sales registered with HM Land Registry in SE9 3 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here 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: the typical home in SE9 3 (London) sold for £527,500 in 2026, the median of 40 registered sales, up 1% on five years earlier. The mean was £525,000, and by floor area homes here have averaged about £5,290 per square metre over the last five years. The figures cover 4,975 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
SE9 3 is a postcode sector: one group of streets inside SE9 (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 SE9 3 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.
SE9 3 sold prices: where the market stands
The 2026 median for SE9 3 is £527,500, taken from 40 registered sales. The mean, which is what most sites call the "average house price", is £525,000, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in SE9 3
Measured by floor area, the last five years of SE9 3 sales average about £5,290 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 SE9 3 trades 85% above the country as a whole.
SE9 3's median sold price, 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 | £527,500 | £527,500 | 40 |
| 2025 | £527,000 | £539,602 | 107 |
| 2024 | £545,000 | £579,447 | 110 |
| 2023 | £515,000 | £565,859 | 111 |
| 2022 | £545,000 | £639,075 | 135 |
| 2021 | £520,000 | £658,387 | 147 |
| 2020 | £485,000 | £629,298 | 121 |
| 2019 | £460,100 | £603,081 | 144 |
| 2018 | £447,000 | £595,859 | 129 |
| 2017 | £438,500 | £598,070 | 140 |
| 2016 | £445,000 | £622,559 | 133 |
| 2015 | £384,200 | £542,875 | 174 |
| 2014 | £332,800 | £472,135 | 220 |
| 2013 | £272,000 | £391,381 | 167 |
| 2012 | £267,500 | £393,727 | 129 |
| 2011 | £275,000 | £415,144 | 107 |
| 2010 | £250,000 | £392,064 | 123 |
| 2009 | £245,000 | £393,840 | 89 |
| 2008 | £250,000 | £409,803 | 112 |
| 2007 | £250,000 | £424,070 | 225 |
| 2006 | £235,000 | £407,930 | 206 |
| 2005 | £234,200 | £416,782 | 218 |
| 2004 | £215,000 | £390,482 | 212 |
| 2003 | £198,000 | £364,764 | 213 |
| 2002 | £186,800 | £351,463 | 222 |
| 2001 | £148,000 | £284,522 | 194 |
| 2000 | £135,000 | £264,938 | 173 |
| 1999 | £119,000 | £237,161 | 183 |
| 1998 | £95,000 | £191,764 | 175 |
| 1997 | £88,000 | £180,470 | 215 |
| 1996 | £83,000 | £175,043 | 169 |
| 1995 | £79,000 | £171,734 | 132 |
In cash terms the typical SE9 3 home went from £79,000 in 1995 to £527,500 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 207%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 20% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE9 3 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 (+26.2% on the year before); the weakest, 2023 (−5.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE9 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.1% | −2.2% |
| 5 years (since 2021) | +0.3% | −4.3% |
| 10 years (since 2016) | +1.7% | −1.6% |
| 20 years (since 2006) | +4.1% | +1.3% |
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.
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 40 sales completed in SE9 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 208 sales a year before the financial crisis and 101 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.
What tenants pay around SE9 3
SE9 3 falls under Greenwich, where the ONS puts the average private rent 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 £527,500 median sold price makes a gross yield of 4.4%. 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 kind of market SE9 3 is
This is a thin market: 40 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 12% above the district median: one of the dearer corners of its district.
Common questions on SE9 3 (Eltham)
How much did a house sell for in SE9 3 (Eltham)?
Are property prices falling in SE9 3 (Eltham)?
Is SE9 3 (Eltham) a good place to buy a house?
Where do SE9 3 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 20% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
SE9's current homes for sale
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 3: live asking prices are collected per district.
28% of what is on the market here is asking below what comparable homes actually sold for. 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.
The price of an extra bedroom in SE
What homes of each size actually sold for across the SE area, from the Land Registry record. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE9
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SE9, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE9 1 | £552,500 | 52 |
| SE9 2 | £455,000 | 37 |
| 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 a home in SE9 3? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE9 3, use the average prices map for a rough value: zoom from SE9 3's shading down to the sold homes on your own street. The figures above are every recorded SE9 3 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE9 3.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to SE9 3. Free after a one click sign in.
The live map plots every individual SE9 3 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.
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.