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Eltham market report SE9 5, London
The SE9 5 (Eltham) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 2,916 registered sales in SE9 5 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing 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: the typical home in SE9 5 (London) sold for £367,500 in 2026, the median of 27 registered sales, up 0% on five years earlier. The mean was £394,800, and by floor area homes here have averaged about £5,140 per square metre over the last five years. The figures cover 2,916 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 5 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 5 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 buyers actually paid in SE9 5
The 2026 median for SE9 5 is £367,500, taken from 27 registered sales. The mean, which is what most sites call the "average house price", is £394,800, somewhat above it, as happens wherever a market carries an expensive tail.
SE9 5 prices by floor area
Averaged across five years of sales, floor space in SE9 5 costs about £5,140 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.
The national median for England and Wales is £285,000, which puts SE9 5 29% above the country at large.
A typical SE9 5 home, priced year by year (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 | £367,500 | £367,500 | 27 |
| 2025 | £410,000 | £419,804 | 55 |
| 2024 | £385,000 | £409,334 | 72 |
| 2023 | £390,000 | £428,515 | 54 |
| 2022 | £349,000 | £409,242 | 83 |
| 2021 | £367,000 | £464,669 | 77 |
| 2020 | £325,000 | £421,694 | 59 |
| 2019 | £346,200 | £453,785 | 70 |
| 2018 | £359,000 | £478,554 | 168 |
| 2017 | £325,000 | £443,267 | 70 |
| 2016 | £320,000 | £447,683 | 84 |
| 2015 | £270,000 | £381,510 | 81 |
| 2014 | £257,500 | £365,309 | 95 |
| 2013 | £210,000 | £302,169 | 84 |
| 2012 | £188,000 | £276,713 | 61 |
| 2011 | £190,000 | £286,827 | 57 |
| 2010 | £200,800 | £314,906 | 60 |
| 2009 | £180,000 | £289,352 | 60 |
| 2008 | £200,000 | £327,842 | 67 |
| 2007 | £184,000 | £312,115 | 161 |
| 2006 | £176,000 | £305,514 | 138 |
| 2005 | £170,200 | £302,887 | 116 |
| 2004 | £160,000 | £290,591 | 149 |
| 2003 | £140,000 | £257,914 | 106 |
| 2002 | £123,000 | £231,423 | 149 |
| 2001 | £105,000 | £201,857 | 147 |
| 2000 | £95,500 | £187,419 | 114 |
| 1999 | £72,000 | £143,492 | 91 |
| 1998 | £72,000 | £145,337 | 107 |
| 1997 | £63,000 | £129,200 | 93 |
| 1996 | £63,200 | £133,286 | 90 |
| 1995 | £55,500 | £120,648 | 71 |
In cash terms the typical SE9 5 home went from £55,500 in 1995 to £367,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 205%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2018, and today's median remains roughly 23% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE9 5 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 (+32.6% on the year before); the weakest, 2026 (−10.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE9 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.4% | −12.5% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +1.4% | −2.0% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Sales activity in SE9 5
Sales per year, counted
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 5 recorded 27 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 135 sales a year before the financial crisis and 58 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.
What tenants pay around SE9 5
For renting purposes SE9 5 sits in Greenwich. The ONS average private rent there is £1,952 a month (May 2026). 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 £367,500 median sold price, £1,952 a month is £23,424 a year, a gross yield of 6.4%: 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.
The shape of the SE9 5 market
This is a thin market: 27 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within SE9, this sector trades 22% below the district median: one of its district's cheaper corners.
Asked and answered: SE9 5 (Eltham)
Is SE9 5 (Eltham) a good place to buy a house?
How much did a house sell for in SE9 5 (Eltham)?
Are property prices falling in SE9 5 (Eltham)?
Where do SE9 5 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 21% 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
This is what you could actually buy today: 18 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole SE9 district, not just SE9 5: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
Moving up a bedroom in SE: the cost
What homes of each size actually sold for across the SE area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
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
Sector boundaries hide real price steps. The rest of SE9, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE9 1 | £552,500 | 52 |
| SE9 2 | £455,000 | 37 |
| SE9 3 | £527,500 | 40 |
| SE9 4 | £380,000 | 49 |
| 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.
Thinking of selling in SE9 5? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE9 5, use the average prices map for a rough value: zoom from SE9 5's shading down to the sold homes on your own street. The figures above are every recorded SE9 5 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE9 5.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SE9 5 already set as the subject. Free, one click sign in.
Two maps carry on from here: every SE9 5 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.