Local market reports › SE area › SE9
Eltham market report SE9, London
The SE9 (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: 26,175 sales registered with HM Land Registry in SE9 (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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for SE9 (London) is £472,800, from 229 registered sales, up 6% on five years earlier; the mean is £487,500, and by floor area homes here have averaged about £5,390 per square metre over the last five years. Behind the figures sit 26,175 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SE9 is the postcode district covering Eltham, Mottingham, New Eltham in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where SE9 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.
The going rate for a home in SE9
Across 229 registered 2026 sales, the typical (median) SE9 home went for £472,800. The mean is £487,500, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in SE9
By floor space, homes in SE9 have sold for about £5,390 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts SE9 66% above the country at large.
SE9's median sold price, 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 | £472,800 | £472,800 | 229 |
| 2025 | £473,200 | £484,516 | 646 |
| 2024 | £460,000 | £489,074 | 632 |
| 2023 | £460,000 | £505,428 | 550 |
| 2022 | £450,000 | £527,676 | 707 |
| 2021 | £445,000 | £563,427 | 826 |
| 2020 | £417,000 | £541,066 | 605 |
| 2019 | £405,000 | £530,858 | 706 |
| 2018 | £400,000 | £533,208 | 778 |
| 2017 | £390,000 | £531,921 | 743 |
| 2016 | £363,000 | £507,841 | 707 |
| 2015 | £320,000 | £452,160 | 887 |
| 2014 | £290,000 | £411,416 | 927 |
| 2013 | £250,000 | £359,725 | 831 |
| 2012 | £244,600 | £360,021 | 732 |
| 2011 | £232,000 | £350,231 | 615 |
| 2010 | £235,000 | £368,541 | 610 |
| 2009 | £209,500 | £336,773 | 526 |
| 2008 | £221,000 | £362,266 | 581 |
| 2007 | £220,000 | £373,181 | 1,230 |
| 2006 | £205,000 | £355,854 | 1,175 |
| 2005 | £193,000 | £343,462 | 1,128 |
| 2004 | £177,000 | £321,467 | 1,133 |
| 2003 | £170,200 | £313,550 | 1,044 |
| 2002 | £145,000 | £272,816 | 1,184 |
| 2001 | £120,000 | £230,694 | 1,063 |
| 2000 | £110,000 | £215,875 | 951 |
| 1999 | £95,000 | £189,330 | 971 |
| 1998 | £85,000 | £171,579 | 872 |
| 1997 | £75,000 | £153,810 | 950 |
| 1996 | £67,000 | £141,300 | 915 |
| 1995 | £67,500 | £146,735 | 721 |
In cash terms the typical SE9 home went from £67,500 in 1995 to £472,800 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 222%, 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 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE9 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 (+20.8% on the year before); the weakest, 2009 (−5.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 38% of the typed total. A detached home currently trades at £572,500 against £296,500 for a flat, 1.9 times the price.
Median by property type, SE9
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £572,500 | 7 | 1,045 |
| Semi-detached | £622,500 | 60 | 8,004 |
| Terraced | £475,500 | 98 | 10,066 |
| Flats | £296,500 | 64 | 7,060 |
What SE9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.1% | −2.4% |
| 5 years (since 2021) | +1.2% | −3.4% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.3% | +1.4% |
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
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.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 475 SE9 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 1,114 sales a year before the financial crisis and 553 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.
The rental side of SE9
For renting purposes SE9 sits in Greenwich. The ONS average private rent there is £1,952 a month (May 2026). Size sets most of the rent: one-beds average £1,529 a month here against £2,941 for four or more bedrooms.
Average monthly rent by size, Greenwich
ONS Price Index of Private Rents, May 2026.
Set against the £472,800 median sold price, £1,952 a month is £23,424 a year, a gross yield of 5.0%: 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.
Common questions on SE9 (Eltham)
Is SE9 (Eltham) a good place to buy a house?
How much did a house sell for in SE9 (Eltham)?
Are property prices falling in SE9 (Eltham)?
Where do SE9 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 6% over five years in cash but down 16% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in SE9 today
Everything above is what homes in SE9 sold for. The live side of the market holds 18 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price level with the SE9 median sold price.
28% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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
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%) | — |
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
SE9 ranks 5 of 28 in the SE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, SE area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SE9, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| 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 |
| SE9 6 | £470,000 | 24 |
How SE9 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 | £620,000 | -3% |
| SE21 | £608,500 | -10% |
| SE4 | £562,500 | +0% |
| SE1 | £550,000 | -21% |
| SE27 | £550,000 | +5% |
| SE3 | £520,000 | +3% |
| SE15 | £520,000 | -2% |
| SE10 | £507,500 | -14% |
| SE7 | £505,000 | +4% |
| SE17 | £505,000 | +1% |
| SE26 | £500,000 | +9% |
| SE23 | £498,900 | +4% |
| SE5 | £487,500 | +4% |
| SE11 | £475,000 | -15% |
| SE9 (this report) | £472,800 | +6% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £446,200 | -6% |
| SE19 | £441,500 | -2% |
| SE13 | £435,000 | +1% |
| SE2 | £425,000 | +14% |
| SE18 | £415,000 | +2% |
Thinking of selling in SE9? 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, use the average prices map for a rough value: zoom from SE9's shading down to the sold homes on your own street. The figures above are every recorded SE9 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SE9: the featured spot on this report is free for founding agents, one per district. Claim SE9.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE9. Free after a one click sign in.
See every individual SE9 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.
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.