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Rosehill market report SM1 2, Sutton
The standing SM1 2 (Rosehill) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 8,191 completed sales registered with HM Land Registry in SM1 2 (Sutton) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in SM1 2 (Sutton) sold for £446,000 in 2026, the median of 55 registered sales, up 16% on five years earlier. The mean was £477,700, and by floor area homes here have averaged about £5,790 per square metre over the last five years. The figures cover 8,191 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 SM1 2 is a single group of streets within SM1 (Sutton), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SM1 2 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 SM1 2
The SM1 2 median stands at £446,000 for 2026, built from 55 registered sales; the mean, the figure usually quoted as the "average house price", is £477,700, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in SM1 2
A square metre of SM1 2 home has cost about £5,790 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, SM1 2 sits 56% above the national market.
The price of a typical SM1 2 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £446,000 | £446,000 | 55 |
| 2025 | £442,000 | £452,570 | 173 |
| 2024 | £450,000 | £478,442 | 195 |
| 2023 | £452,500 | £497,187 | 184 |
| 2022 | £442,500 | £518,882 | 206 |
| 2021 | £383,800 | £485,940 | 250 |
| 2020 | £416,000 | £539,769 | 162 |
| 2019 | £365,000 | £478,428 | 175 |
| 2018 | £356,500 | £475,221 | 200 |
| 2017 | £355,000 | £484,184 | 197 |
| 2016 | £353,000 | £493,850 | 222 |
| 2015 | £320,000 | £452,160 | 246 |
| 2014 | £280,000 | £397,229 | 271 |
| 2013 | £245,000 | £352,531 | 243 |
| 2012 | £245,000 | £360,609 | 190 |
| 2011 | £225,000 | £339,663 | 162 |
| 2010 | £220,000 | £345,017 | 189 |
| 2009 | £210,000 | £337,577 | 217 |
| 2008 | £240,000 | £393,411 | 181 |
| 2007 | £230,000 | £390,144 | 365 |
| 2006 | £210,000 | £364,533 | 368 |
| 2005 | £194,000 | £345,242 | 247 |
| 2004 | £185,000 | £335,996 | 360 |
| 2003 | £176,200 | £324,603 | 306 |
| 2002 | £155,000 | £291,631 | 399 |
| 2001 | £135,000 | £259,531 | 359 |
| 2000 | £124,800 | £244,920 | 386 |
| 1999 | £97,000 | £193,316 | 431 |
| 1998 | £85,000 | £171,579 | 374 |
| 1997 | £70,000 | £143,556 | 352 |
| 1996 | £65,000 | £137,082 | 291 |
| 1995 | £65,000 | £141,300 | 235 |
In cash terms the typical SM1 2 home went from £65,000 in 1995 to £446,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 216%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SM1 2 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 (+28.7% on the year before); the weakest, 2009 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SM1 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.9% | −1.5% |
| 5 years (since 2021) | +3.0% | −1.7% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 55 SM1 2 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 349 sales a year before the financial crisis and 163 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 SM1 2
SM1 2 falls under Sutton, where the ONS puts the average private rent at £1,550 a month (May 2026 figures). The spread runs from £1,233 a month for a typical one-bed to £2,486 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Sutton
ONS Price Index of Private Rents, May 2026.
Against the £446,000 median purchase price, a rent of £1,550 a month (£18,600 a year) works out at a 4.2% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market SM1 2 is
Only 55 sales completed here in the last twelve months of data, which makes SM1 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What people ask about SM1 2 (Rosehill)
Are property prices falling in SM1 2 (Rosehill)?
Is SM1 2 (Rosehill) a good place to buy a house?
How much did a house sell for in SM1 2 (Rosehill)?
Are SM1 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 16% over five years in cash but down 8% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in SM1 now
This is what you could actually buy today: 55 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole SM1 district, not just SM1 2: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. 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 SM1 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.
The price of an extra bedroom in SM
What homes of each size actually sold for across the SM 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 | — | £574,000 | £775,000 (+35%) | £1,030,000 (+33%) | £1,382,500 (+34%) |
| Semi-detached | £385,000 | £505,000 (+31%) | £610,000 (+21%) | £738,750 (+21%) | £884,000 (+20%) |
| Terraced | £400,000 | £460,000 (+15%) | £555,000 (+21%) | £655,000 (+18%) | — |
| Flat | £264,000 | £330,000 (+25%) | £420,000 (+27%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SM area is the point: the same five years treated these districts very differently.
Five-year change in the median, SM area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SM1
Sector boundaries hide real price steps. The rest of SM1, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM1 1 | £380,000 | 7 |
| SM1 3 | £463,500 | 54 |
| SM1 4 | £345,000 | 40 |
Zoom out to the full SM1 district report for the type split, monthly volumes and how SM1 compares with its neighbours.
Selling in SM1 2? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SM1 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SM1 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SM1 2. Free, with a one click sign in.
The live map plots every individual SM1 2 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.