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Eltham market report SE9 6, London
The SE9 6 (Eltham) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,089 registered sales in SE9 6 (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 middle 2026 sale in SE9 6 (London) came in at £470,000, out of 24 registered, up 8% on five years earlier, and the mean stands at £458,200, and by floor area homes here have averaged about £5,340 per square metre over the last five years. The record behind it is 3,089 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE9 6 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 6 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 6 homes really sell for
The 2026 median for SE9 6 is £470,000, taken from 24 registered sales. The mean, which is what most sites call the "average house price", is £458,200, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in SE9 6
A square metre of SE9 6 home has cost about £5,340 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, SE9 6 sits 65% above the national market.
The price of a typical SE9 6 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 | £470,000 | £470,000 | 24 |
| 2025 | £450,000 | £460,761 | 79 |
| 2024 | £457,500 | £486,416 | 94 |
| 2023 | £450,000 | £494,440 | 84 |
| 2022 | £450,000 | £527,676 | 81 |
| 2021 | £435,000 | £550,766 | 99 |
| 2020 | £375,000 | £486,570 | 58 |
| 2019 | £370,000 | £484,981 | 81 |
| 2018 | £390,000 | £519,877 | 77 |
| 2017 | £380,000 | £518,282 | 78 |
| 2016 | £335,000 | £468,668 | 76 |
| 2015 | £330,200 | £466,573 | 100 |
| 2014 | £285,000 | £404,322 | 83 |
| 2013 | £235,500 | £338,861 | 138 |
| 2012 | £245,000 | £360,609 | 155 |
| 2011 | £225,000 | £339,663 | 84 |
| 2010 | £217,800 | £341,566 | 80 |
| 2009 | £195,000 | £313,464 | 95 |
| 2008 | £223,000 | £365,544 | 74 |
| 2007 | £230,000 | £390,144 | 147 |
| 2006 | £202,000 | £350,646 | 131 |
| 2005 | £185,000 | £329,225 | 103 |
| 2004 | £177,500 | £322,375 | 128 |
| 2003 | £164,500 | £303,049 | 128 |
| 2002 | £140,000 | £263,409 | 128 |
| 2001 | £115,000 | £221,082 | 115 |
| 2000 | £105,000 | £206,063 | 93 |
| 1999 | £92,000 | £183,351 | 109 |
| 1998 | £78,500 | £158,458 | 88 |
| 1997 | £75,500 | £154,835 | 79 |
| 1996 | £64,600 | £136,239 | 124 |
| 1995 | £63,500 | £138,039 | 76 |
In cash terms the typical SE9 6 home went from £63,500 in 1995 to £470,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 240%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 15% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE9 6 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 (+21.7% on the year before); the weakest, 2009 (−12.6%). 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) | +4.4% | +2.0% |
| 5 years (since 2021) | +1.6% | −3.1% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +4.3% | +1.5% |
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.
The register shows 24 SE9 6 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 122 sales a year before the financial crisis and 72 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.
Reading the SE9 6 market
Only 24 sales completed here in the last twelve months of data, which makes SE9 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around SE9 6
For renting purposes SE9 6 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.
£1,952 a month is £23,424 a year, which against the £470,000 median sold price makes a gross yield of 5.0%. 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 6 (Eltham): the questions that come up
How much did a house sell for in SE9 6 (Eltham)?
Are property prices falling in SE9 6 (Eltham)?
Is SE9 6 (Eltham) a good place to buy a house?
Where do SE9 6 prices go next?
The record answers a different question than "what happens next": the median is up 8% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
SE9's current homes for sale
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 6: 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.
"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. 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%) | — |
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. 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.
SE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own 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 4 | £380,000 | 49 |
| SE9 5 | £367,500 | 27 |
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 6: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE9 6, open the average prices map and zoom from the SE9 6 shading down to the sold homes on your own street. Every recorded SE9 6 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 6.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE9 6. Free, with a one click sign in.
Two maps carry on from here: every SE9 6 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.