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Carshalton Beeches market report SM5 1, Carshalton
The SM5 1 (Carshalton Beeches) 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: 4,717 sales registered with HM Land Registry in SM5 1 (Carshalton) 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 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in SM5 1 (Carshalton) came in at £424,000, out of 34 registered, up 16% on five years earlier, and the mean stands at £431,200, and by floor area homes here have averaged about £5,910 per square metre over the last five years. The record behind it is 4,717 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SM5 1 is one sector of SM5 (Carshalton): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SM5 1 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.
SM5 1 sold prices: where the market stands
Across 34 registered 2026 sales, the typical (median) SM5 1 home went for £424,000. The mean is £431,200, almost on top of it, so sales bunch tightly around the typical price.
SM5 1 prices by floor area
Per square metre, SM5 1 homes have averaged around £5,910 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, SM5 1 runs 49% above it.
SM5 1's median sold price, 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 | £424,000 | £424,000 | 34 |
| 2025 | £420,000 | £430,043 | 97 |
| 2024 | £410,000 | £435,914 | 83 |
| 2023 | £400,000 | £439,502 | 81 |
| 2022 | £410,000 | £480,772 | 109 |
| 2021 | £365,000 | £462,137 | 139 |
| 2020 | £357,000 | £463,215 | 69 |
| 2019 | £340,000 | £445,659 | 126 |
| 2018 | £345,000 | £459,892 | 112 |
| 2017 | £331,000 | £451,451 | 124 |
| 2016 | £326,000 | £456,077 | 125 |
| 2015 | £280,000 | £395,640 | 136 |
| 2014 | £250,000 | £354,669 | 120 |
| 2013 | £215,000 | £309,364 | 113 |
| 2012 | £200,000 | £294,375 | 109 |
| 2011 | £190,000 | £286,827 | 102 |
| 2010 | £190,000 | £297,969 | 117 |
| 2009 | £175,000 | £281,314 | 107 |
| 2008 | £210,200 | £344,562 | 126 |
| 2007 | £209,500 | £355,370 | 220 |
| 2006 | £180,000 | £312,457 | 221 |
| 2005 | £172,000 | £306,091 | 180 |
| 2004 | £163,000 | £296,040 | 241 |
| 2003 | £155,000 | £285,548 | 249 |
| 2002 | £133,000 | £250,238 | 257 |
| 2001 | £111,500 | £214,353 | 238 |
| 2000 | £102,000 | £200,175 | 183 |
| 1999 | £82,500 | £164,418 | 205 |
| 1998 | £75,000 | £151,393 | 189 |
| 1997 | £66,400 | £136,173 | 206 |
| 1996 | £57,500 | £121,265 | 172 |
| 1995 | £56,000 | £121,735 | 127 |
In cash terms the typical SM5 1 home went from £56,000 in 1995 to £424,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 248%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 12% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the SM5 1 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 (+23.6% on the year before); the weakest, 2009 (−16.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SM5 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.0% | −1.4% |
| 5 years (since 2021) | +3.0% | −1.7% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.4% | +1.5% |
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.
How many homes change hands in SM5 1
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 34 SM5 1 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 224 sales a year before the financial crisis and 81 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.
Reading the SM5 1 market
This is a thin market: 34 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.
The rental side of SM5 1
The local authority for SM5 1 is Sutton, and its ONS average private rent currently stands at £1,550 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,233 a month here against £2,486 for four or more bedrooms.
Average monthly rent by size, Sutton
ONS Price Index of Private Rents, May 2026.
Set against the £424,000 median sold price, £1,550 a month is £18,600 a year, a gross yield of 4.4%: 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.
SM5 1 (Carshalton Beeches): the questions that come up
Is SM5 1 (Carshalton Beeches) a good place to buy a house?
How much did a house sell for in SM5 1 (Carshalton Beeches)?
Are property prices falling in SM5 1 (Carshalton Beeches)?
Are SM5 1 prices heading up or down?
The record answers a different question than "what happens next": the median is up 16% over five years in cash but down 8% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in SM5 right now
The live side of the market holds 30 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole SM5 district, not just SM5 1: live asking prices are collected per district.
34% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- West Street, Carshalton, Carshalton
- William Street, Carshalton, Carshalton
- Wallace Crescent, Carshalton, Carshalton
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 SM5 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.
Bedroom by bedroom: SM prices by size
What homes of each size actually sold for across the SM 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 | — | £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%) | — | — |
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 SM area is the point: the same five years treated these districts very differently.
Five-year change in the median, SM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SM5
Sector boundaries hide real price steps. The rest of SM5, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM5 2 | £418,000 | 59 |
| SM5 3 | £582,500 | 28 |
| SM5 4 | £477,500 | 18 |
Zoom out to the full SM5 district report for the type split, monthly volumes and how SM5 compares with its neighbours.
Selling a home in SM5 1? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SM5 1, open the average prices map and zoom from the SM5 1 shading down to the sold homes on your own street. Every recorded SM5 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SM5 1: the featured spot on this report is free for founding agents, one per district. Claim SM5 1.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SM5 1 already set as the subject. Free, one click sign in.
The live map plots every individual SM5 1 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.