Local market reports › SE area › SE9 › SE9 4
Eltham market report SE9 4, London
The standing SE9 4 (Eltham) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 5,283 sales registered with HM Land Registry in SE9 4 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical SE9 4 (London) home changed hands for £380,000 in 2026 (median of 49 registered sales, up 4% on five years earlier), with the mean at £459,500, and by floor area homes here have averaged about £5,210 per square metre over the last five years. Source: 5,283 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SE9 4 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 4 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 a home in SE9 4 sells for
The 2026 median for SE9 4 is £380,000, taken from 49 registered sales. The mean, which is what most sites call the "average house price", is £459,500, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in SE9 4
Measured by floor area, the last five years of SE9 4 sales average about £5,210 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.
The national median for England and Wales is £285,000, which puts SE9 4 33% above the country at large.
The price of a typical SE9 4 home, 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 | £380,000 | £380,000 | 49 |
| 2025 | £402,500 | £412,125 | 116 |
| 2024 | £395,000 | £419,966 | 102 |
| 2023 | £395,000 | £434,009 | 94 |
| 2022 | £390,000 | £457,320 | 140 |
| 2021 | £363,800 | £460,618 | 154 |
| 2020 | £355,000 | £460,620 | 118 |
| 2019 | £347,500 | £455,489 | 134 |
| 2018 | £330,000 | £439,896 | 114 |
| 2017 | £326,500 | £445,313 | 158 |
| 2016 | £320,000 | £447,683 | 161 |
| 2015 | £275,000 | £388,575 | 203 |
| 2014 | £250,000 | £354,669 | 194 |
| 2013 | £206,000 | £296,413 | 158 |
| 2012 | £193,500 | £284,808 | 122 |
| 2011 | £180,000 | £271,731 | 120 |
| 2010 | £195,000 | £305,810 | 113 |
| 2009 | £175,000 | £281,314 | 92 |
| 2008 | £195,000 | £319,646 | 126 |
| 2007 | £195,000 | £330,774 | 265 |
| 2006 | £174,000 | £302,042 | 265 |
| 2005 | £167,500 | £298,082 | 217 |
| 2004 | £160,000 | £290,591 | 256 |
| 2003 | £150,000 | £276,336 | 205 |
| 2002 | £128,000 | £240,831 | 255 |
| 2001 | £105,000 | £201,857 | 244 |
| 2000 | £94,000 | £184,475 | 227 |
| 1999 | £75,000 | £149,471 | 201 |
| 1998 | £70,500 | £142,309 | 159 |
| 1997 | £62,000 | £127,149 | 187 |
| 1996 | £55,200 | £116,414 | 194 |
| 1995 | £57,800 | £125,648 | 140 |
In cash terms the typical SE9 4 home went from £57,800 in 1995 to £380,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 202%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 18% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the SE9 4 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 (+25.3% on the year before); the weakest, 2009 (−10.3%). 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) | −5.6% | −7.8% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +1.7% | −1.6% |
| 20 years (since 2006) | +4.0% | +1.2% |
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.
The turnover behind the prices
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 49 SE9 4 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 242 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.
What homes rent for around SE9 4
SE9 4 falls under Bromley, where the ONS puts the average private rent at £1,675 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,304 a month here against £2,915 for four or more bedrooms.
Average monthly rent by size, Bromley
ONS Price Index of Private Rents, May 2026.
£1,675 a month is £20,100 a year, which against the £380,000 median sold price makes a gross yield of 5.3%. 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 4 is
Only 49 sales completed here in the last twelve months of data, which makes SE9 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within SE9, this sector trades 20% below the district median: one of its district's cheaper corners.
Asked and answered: SE9 4 (Eltham)
How much did a house sell for in SE9 4 (Eltham)?
Are property prices falling in SE9 4 (Eltham)?
Is SE9 4 (Eltham) a good place to buy a house?
What happens to SE9 4 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 4% over five years in cash but down 18% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
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 4: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 →
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.
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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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.
Five-year change in the median, SE area districts
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 1 | £552,500 | 52 |
| SE9 2 | £455,000 | 37 |
| SE9 3 | £527,500 | 40 |
| 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.
Before you sell in SE9 4: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE9 4, use the average prices map for a rough value: zoom from SE9 4's shading down to the sold homes on your own street. The figures above are every recorded SE9 4 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SE9 4: the featured spot on this report is free for founding agents, one per district. Claim SE9 4.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE9 4. Free after a one click sign in.
The live map plots every individual SE9 4 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.