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Carshalton Beeches market report SM5 3, Carshalton
The standing SM5 3 (Carshalton Beeches) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,991 sales registered with HM Land Registry in SM5 3 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical SM5 3 (Carshalton) home changed hands for £582,500 in 2026 (median of 28 registered sales, up 0% on five years earlier), with the mean at £553,700, and by floor area homes here have averaged about £5,670 per square metre over the last five years. Source: 3,991 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SM5 3 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 3 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 SM5 3
Across 28 registered 2026 sales, the typical (median) SM5 3 home went for £582,500. The mean is £553,700, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in SM5 3
Measured by floor area, the last five years of SM5 3 sales average about £5,670 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so SM5 3 trades 104% above the country as a whole.
The price of a typical SM5 3 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 | £582,500 | £582,500 | 28 |
| 2025 | £602,000 | £616,396 | 83 |
| 2024 | £613,500 | £652,277 | 88 |
| 2023 | £600,000 | £659,253 | 87 |
| 2022 | £615,000 | £721,158 | 113 |
| 2021 | £582,500 | £737,520 | 142 |
| 2020 | £527,500 | £684,442 | 82 |
| 2019 | £480,000 | £629,165 | 80 |
| 2018 | £475,000 | £633,184 | 87 |
| 2017 | £475,000 | £647,852 | 99 |
| 2016 | £500,000 | £699,505 | 115 |
| 2015 | £459,500 | £649,274 | 123 |
| 2014 | £407,800 | £578,536 | 121 |
| 2013 | £348,800 | £501,888 | 146 |
| 2012 | £350,000 | £515,156 | 97 |
| 2011 | £286,000 | £431,750 | 115 |
| 2010 | £320,000 | £501,842 | 90 |
| 2009 | £272,000 | £437,242 | 96 |
| 2008 | £280,000 | £458,979 | 102 |
| 2007 | £300,000 | £508,884 | 181 |
| 2006 | £284,000 | £492,988 | 179 |
| 2005 | £260,000 | £462,695 | 135 |
| 2004 | £249,200 | £452,596 | 156 |
| 2003 | £245,000 | £451,349 | 160 |
| 2002 | £210,000 | £395,113 | 158 |
| 2001 | £185,000 | £355,653 | 167 |
| 2000 | £150,000 | £294,375 | 153 |
| 1999 | £142,200 | £283,397 | 172 |
| 1998 | £112,200 | £226,484 | 182 |
| 1997 | £99,200 | £203,439 | 155 |
| 1996 | £95,000 | £200,351 | 141 |
| 1995 | £88,000 | £191,298 | 158 |
In cash terms the typical SM5 3 home went from £88,000 in 1995 to £582,500 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 204%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 21% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SM5 3 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 1999 (+26.7% on the year before); the weakest, 2011 (−10.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SM5 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.2% | −5.5% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +3.7% | +0.8% |
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
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.
The register shows 28 SM5 3 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 161 sales a year before the financial crisis and 80 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market SM5 3 is
This is a thin market: 28 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. Against the SM5 district median, SM5 3 sits 29% higher, marking it as a dearer pocket of the district.
What homes rent for around SM5 3
For renting purposes SM5 3 sits in Sutton. The ONS average private rent there is £1,550 a month (May 2026). A one-bed averages £1,233 a month here and a four-or-more-bed £2,486, so size does most of the work in setting the rent.
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 £582,500 median sold price makes a gross yield of 3.2%. 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.
Asked and answered: SM5 3 (Carshalton Beeches)
How much did a house sell for in SM5 3 (Carshalton Beeches)?
Are property prices falling in SM5 3 (Carshalton Beeches)?
Is SM5 3 (Carshalton Beeches) a good place to buy a house?
Will SM5 3 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% 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 is for sale in SM5 right now
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 3: live asking prices are collected per district.
Of everything listed here, 34% asks less than the sold record of comparable homes. 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
"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 →
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.
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. 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 | — | £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.
SM area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SM5
A few minutes' walk can separate two very different markets. Here are SM5's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM5 1 | £424,000 | 34 |
| SM5 2 | £418,000 | 59 |
| 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 3: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SM5 3, use the average prices map for a rough value: zoom from SM5 3's shading down to the sold homes on your own street. The figures above are every recorded SM5 3 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SM5 3.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SM5 3. Free, with a one click sign in.
The live map plots every individual SM5 3 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.