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Carshalton Beeches market report SM5 4, Carshalton
The SM5 4 (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: 2,952 sales registered with HM Land Registry in SM5 4 (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 2026 median for SM5 4 (Carshalton) is £477,500, from 18 registered sales, down 22% on five years earlier; the mean is £547,400, and by floor area homes here have averaged about £5,810 per square metre over the last five years. Behind the figures sit 2,952 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SM5 4 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 4 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 a home in SM5 4 sells for
The 2026 median for SM5 4 is £477,500, taken from 18 registered sales. The mean, which is what most sites call the "average house price", is £547,400, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in SM5 4
Per square metre, SM5 4 homes have averaged around £5,810 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.
For scale: the England and Wales median is £285,000, so SM5 4 trades 68% above the country as a whole.
The price of a typical SM5 4 home, 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 | £477,500 | £477,500 | 18 |
| 2025 | £625,000 | £639,946 | 77 |
| 2024 | £612,500 | £651,213 | 62 |
| 2023 | £730,000 | £802,092 | 54 |
| 2022 | £667,500 | £782,720 | 87 |
| 2021 | £613,000 | £776,137 | 105 |
| 2020 | £605,000 | £785,000 | 71 |
| 2019 | £545,000 | £714,365 | 72 |
| 2018 | £544,800 | £726,229 | 76 |
| 2017 | £513,500 | £700,362 | 82 |
| 2016 | £390,000 | £545,614 | 86 |
| 2015 | £450,000 | £635,850 | 96 |
| 2014 | £416,000 | £590,169 | 119 |
| 2013 | £350,000 | £503,615 | 167 |
| 2012 | £406,000 | £597,581 | 77 |
| 2011 | £371,500 | £560,822 | 52 |
| 2010 | £350,000 | £548,890 | 69 |
| 2009 | £297,500 | £478,234 | 62 |
| 2008 | £280,000 | £458,979 | 59 |
| 2007 | £357,500 | £606,420 | 107 |
| 2006 | £302,500 | £525,101 | 114 |
| 2005 | £260,000 | £462,695 | 86 |
| 2004 | £277,500 | £503,994 | 110 |
| 2003 | £287,500 | £529,645 | 128 |
| 2002 | £277,000 | £521,173 | 163 |
| 2001 | £247,500 | £475,806 | 141 |
| 2000 | £270,000 | £529,875 | 115 |
| 1999 | £156,800 | £312,494 | 128 |
| 1998 | £175,100 | £353,452 | 118 |
| 1997 | £97,000 | £198,927 | 89 |
| 1996 | £124,200 | £261,932 | 86 |
| 1995 | £92,800 | £201,733 | 76 |
In cash terms the typical SM5 4 home went from £92,800 in 1995 to £477,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 137%, a genuine increase in what a home here costs. The real-terms peak came in 2023, and today's median remains roughly 40% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SM5 4 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 1998 (+80.5% on the year before); the weakest, 2026 (−23.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SM5 4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −23.6% | −25.4% |
| 5 years (since 2021) | −4.9% | −9.3% |
| 10 years (since 2016) | +2.0% | −1.3% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
How many homes change hands in SM5 4
The year-by-year sales count
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, 18 sales completed in SM5 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 121 sales a year before the financial crisis and 60 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 SM5 4
For renting purposes SM5 4 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.
Against the £477,500 median purchase price, a rent of £1,550 a month (£18,600 a year) works out at a 3.9% 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.
The shape of the SM5 4 market
Only 18 sales completed here in the last twelve months of data, which makes SM5 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What people ask about SM5 4 (Carshalton Beeches)
How much did a house sell for in SM5 4 (Carshalton Beeches)?
Are property prices falling in SM5 4 (Carshalton Beeches)?
Is SM5 4 (Carshalton Beeches) a good place to buy a house?
Will SM5 4 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 22% over five years in cash but down 38% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in SM5 now
This is what you could actually buy today: 30 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole SM5 district, not just SM5 4: 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
"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.
Moving up a bedroom in SM: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SM area. 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
Cash-terms risers and fallers across the area; click any row for that district's full 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 3 | £582,500 | 28 |
Zoom out to the full SM5 district report for the type split, monthly volumes and how SM5 compares with its neighbours.
Thinking of selling in SM5 4? 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 SM5 4, use the average prices map for a rough value: zoom from SM5 4's shading down to the sold homes on your own street. The figures above are every recorded SM5 4 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 4.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to SM5 4. Free after a one click sign in.
Two maps carry on from here: every SM5 4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.