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Carshalton Beeches market report SM5 2, Carshalton
The SM5 2 (Carshalton Beeches) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 7,559 HM Land Registry entries for SM5 2 (Carshalton), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 59 registered 2026 sales put the SM5 2 (Carshalton) median at £418,000, up 9% on five years earlier, with a mean of £411,800, and by floor area homes here have averaged about £5,650 per square metre over the last five years. Everything rests on 7,559 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SM5 2 is a postcode sector: one group of streets inside SM5 (Carshalton). 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 SM5 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 SM5 2 homes really sell for
59 sales were registered in SM5 2 in 2026, and the middle one of them, the median, went for £418,000. The mean works out at £411,800, almost on top of it, so sales bunch tightly around the typical price.
SM5 2 prices by floor area
By floor space, homes in SM5 2 have sold for about £5,650 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 SM5 2 47% above the country at large.
SM5 2's median sold price, 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 | £418,000 | £418,000 | 59 |
| 2025 | £392,000 | £401,374 | 191 |
| 2024 | £425,500 | £452,394 | 170 |
| 2023 | £398,200 | £437,525 | 144 |
| 2022 | £388,500 | £455,561 | 198 |
| 2021 | £385,000 | £487,460 | 251 |
| 2020 | £375,000 | £486,570 | 155 |
| 2019 | £361,700 | £474,102 | 191 |
| 2018 | £345,000 | £459,892 | 191 |
| 2017 | £335,000 | £456,906 | 230 |
| 2016 | £330,000 | £461,673 | 241 |
| 2015 | £287,800 | £406,661 | 222 |
| 2014 | £269,800 | £382,758 | 220 |
| 2013 | £227,200 | £326,918 | 208 |
| 2012 | £217,200 | £319,691 | 182 |
| 2011 | £209,000 | £315,510 | 141 |
| 2010 | £215,000 | £337,175 | 164 |
| 2009 | £185,000 | £297,389 | 151 |
| 2008 | £205,500 | £336,858 | 162 |
| 2007 | £205,000 | £347,737 | 309 |
| 2006 | £194,000 | £336,759 | 335 |
| 2005 | £182,500 | £324,776 | 253 |
| 2004 | £173,500 | £315,110 | 292 |
| 2003 | £167,000 | £307,654 | 313 |
| 2002 | £152,000 | £285,987 | 354 |
| 2001 | £124,000 | £238,384 | 373 |
| 2000 | £112,000 | £219,800 | 313 |
| 1999 | £87,500 | £174,383 | 354 |
| 1998 | £82,000 | £165,523 | 315 |
| 1997 | £74,000 | £151,759 | 382 |
| 1996 | £67,500 | £142,354 | 295 |
| 1995 | £63,000 | £136,952 | 200 |
In cash terms the typical SM5 2 home went from £63,000 in 1995 to £418,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 205%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SM5 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 (+28.0% on the year before); the weakest, 2009 (−10.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.6% | +4.1% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
Transaction volumes
How many homes change hands
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.
Over the last twelve months of data, 59 sales completed in SM5 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 318 sales a year before the financial crisis and 152 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 kind of market SM5 2 is
This is a thin market: 59 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.
What homes rent for around SM5 2
SM5 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.
£1,550 a month is £18,600 a year, which against the £418,000 median sold price makes a gross yield of 4.4%. 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.
SM5 2 (Carshalton Beeches): the questions that come up
Is SM5 2 (Carshalton Beeches) a good place to buy a house?
How much did a house sell for in SM5 2 (Carshalton Beeches)?
Are property prices falling in SM5 2 (Carshalton Beeches)?
Are SM5 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 9% over five years in cash but down 14% 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.
On the market in SM5 today
Turning to what is actually available: 30 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole SM5 district, not just SM5 2: live asking prices are collected per district.
Of everything listed here, 34% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- West Street, Carshalton, Carshalton
- William Street, Carshalton, Carshalton
- Wallace Crescent, Carshalton, Carshalton
"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 SM5 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: SM prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the SM area. 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%) | — | — |
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 SM area is the point: the same five years treated these districts very differently.
Five-year change in the median, SM area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SM5
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SM5, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM5 1 | £424,000 | 34 |
| 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.
Before you sell in SM5 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SM5 2, open the average prices map and zoom from the SM5 2 shading down to the sold homes on your own street. Every recorded SM5 2 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 SM5 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to SM5 2. Free after a one click sign in.
The live map plots every individual SM5 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.
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.