Local market reports › SM area › SM5
Carshalton Beeches market report SM5, Carshalton
The standing SM5 (Carshalton Beeches) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 19,219 completed sales registered with HM Land Registry in SM5 (Carshalton) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical SM5 (Carshalton) home changed hands for £450,000 in 2026 (median of 139 registered sales, up 13% on five years earlier), with the mean at £462,700, and by floor area homes here have averaged about £5,740 per square metre over the last five years. Source: 19,219 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district SM5 covering Carshalton, Carshalton Beeches, Carshalton on the Hill sits in Carshalton. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SM5 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
Across 139 registered 2026 sales, the typical (median) SM5 home went for £450,000. The mean is £462,700, practically level with it: prices here bunch tightly around the middle.
Price per square metre in SM5
Per square metre, SM5 homes have averaged around £5,740 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.
The national median for England and Wales is £285,000, which puts SM5 58% above the country at large.
SM5'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 | £450,000 | £450,000 | 139 |
| 2025 | £450,000 | £460,761 | 448 |
| 2024 | £458,000 | £486,948 | 403 |
| 2023 | £440,000 | £483,453 | 366 |
| 2022 | £440,000 | £515,950 | 507 |
| 2021 | £400,000 | £506,452 | 637 |
| 2020 | £397,700 | £516,024 | 377 |
| 2019 | £366,000 | £479,738 | 469 |
| 2018 | £370,000 | £493,217 | 466 |
| 2017 | £355,000 | £484,184 | 535 |
| 2016 | £342,000 | £478,461 | 567 |
| 2015 | £301,500 | £426,020 | 577 |
| 2014 | £278,500 | £395,101 | 580 |
| 2013 | £250,000 | £359,725 | 634 |
| 2012 | £235,000 | £345,891 | 465 |
| 2011 | £220,000 | £332,115 | 410 |
| 2010 | £227,400 | £356,622 | 440 |
| 2009 | £197,000 | £316,679 | 416 |
| 2008 | £223,000 | £365,544 | 449 |
| 2007 | £224,000 | £379,966 | 817 |
| 2006 | £196,500 | £341,099 | 849 |
| 2005 | £186,700 | £332,251 | 654 |
| 2004 | £177,000 | £321,467 | 799 |
| 2003 | £167,000 | £307,654 | 850 |
| 2002 | £153,800 | £289,373 | 932 |
| 2001 | £128,000 | £246,073 | 919 |
| 2000 | £115,000 | £225,688 | 764 |
| 1999 | £93,000 | £185,344 | 859 |
| 1998 | £84,700 | £170,973 | 804 |
| 1997 | £72,500 | £148,683 | 832 |
| 1996 | £67,000 | £141,300 | 694 |
| 1995 | £65,000 | £141,300 | 561 |
In cash terms the typical SM5 home went from £65,000 in 1995 to £450,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 218%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 13% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the SM5 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 (+23.7% on the year before); the weakest, 2009 (−11.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 43% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £895,000 against £300,000 for a flat, 3.0 times the price.
Median by property type, SM5
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £895,000 (2025) | – | 1,651 |
| Semi-detached | £585,000 | 32 | 4,354 |
| Terraced | £456,200 | 64 | 8,201 |
| Flats | £300,000 | 39 | 5,009 |
Transaction volumes
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.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
SM5 recorded 309 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 823 sales a year before the financial crisis and 373 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.
What tenants pay around SM5
For renting purposes SM5 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 £450,000 median purchase price, a rent of £1,550 a month (£18,600 a year) works out at a 4.1% 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.
SM5 (Carshalton Beeches): the questions that come up
Are property prices falling in SM5 (Carshalton Beeches)?
Is SM5 (Carshalton Beeches) a good place to buy a house?
How much did a house sell for in SM5 (Carshalton Beeches)?
Where do SM5 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 13% over five years in cash but down 11% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in SM5 today
Everything above is what homes in SM5 sold for. Turning to what is actually available: 30 homes on the market right now, from 6 agents publishing to HomesIndex, at a typical asking price 8% below the SM5 median sold price.
34% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- 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 →
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.
What another bedroom costs in SM
Real sold prices by size across the SM area, straight from the Land Registry record. 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%) | — | — |
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
SM5 ranks 1 of 7 in the SM area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside SM5, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM5 1 | £424,000 | 34 |
| SM5 2 | £418,000 | 59 |
| SM5 3 | £582,500 | 28 |
| SM5 4 | £477,500 | 18 |
How SM5 compares nearby
Same city, different markets. The neighbouring districts of the SM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SM7 | £625,000 | +6% |
| SM3 | £550,000 | +12% |
| SM4 | £475,000 | +3% |
| SM5 (this report) | £450,000 | +13% |
| SM1 | £422,500 | +5% |
| SM6 | £409,500 | +1% |
| SM2 | £350,000 | -8% |
Before you sell in SM5: 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, use the average prices map for a rough value: zoom from SM5's shading down to the sold homes on your own street. The figures above are every recorded SM5 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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SM5. Free after a one click sign in.
The live map plots every individual SM5 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.