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Beddington market report SM6 8, Wallington
The SM6 8 (Beddington) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 6,424 completed sales registered with HM Land Registry in SM6 8 (Wallington) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 55 registered 2026 sales put the SM6 8 (Wallington) median at £457,500, up 10% on five years earlier, with a mean of £440,400, and by floor area homes here have averaged about £5,250 per square metre over the last five years. Everything rests on 6,424 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SM6 8 is one sector of SM6 (Wallington): 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 SM6 8 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 buyers actually paid in SM6 8
In the SM6 8 property market, the 2026 median sale price is £457,500, from 55 registered sales; the mean, the "average house price" most sites quote, is £440,400, sitting almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in SM6 8
By floor space, homes in SM6 8 have sold for about £5,250 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 SM6 8 61% above the country at large.
A typical SM6 8 home, priced year by year (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 | £457,500 | £457,500 | 55 |
| 2025 | £487,500 | £499,158 | 106 |
| 2024 | £475,000 | £505,023 | 119 |
| 2023 | £460,000 | £505,428 | 113 |
| 2022 | £460,000 | £539,402 | 156 |
| 2021 | £415,000 | £525,444 | 200 |
| 2020 | £436,000 | £565,719 | 101 |
| 2019 | £402,500 | £527,581 | 138 |
| 2018 | £371,000 | £494,550 | 171 |
| 2017 | £372,500 | £508,053 | 206 |
| 2016 | £361,000 | £505,043 | 200 |
| 2015 | £312,500 | £441,563 | 184 |
| 2014 | £285,000 | £404,322 | 197 |
| 2013 | £275,000 | £395,698 | 181 |
| 2012 | £250,000 | £367,969 | 155 |
| 2011 | £235,200 | £355,062 | 140 |
| 2010 | £249,500 | £391,280 | 144 |
| 2009 | £218,500 | £351,241 | 152 |
| 2008 | £245,200 | £401,935 | 148 |
| 2007 | £227,000 | £385,055 | 261 |
| 2006 | £200,000 | £347,174 | 263 |
| 2005 | £195,000 | £347,021 | 261 |
| 2004 | £185,000 | £335,996 | 297 |
| 2003 | £180,000 | £331,604 | 285 |
| 2002 | £153,000 | £287,868 | 302 |
| 2001 | £138,000 | £265,298 | 305 |
| 2000 | £120,000 | £235,500 | 284 |
| 1999 | £105,000 | £209,260 | 352 |
| 1998 | £87,000 | £175,616 | 271 |
| 1997 | £75,000 | £153,810 | 236 |
| 1996 | £68,500 | £144,463 | 240 |
| 1995 | £65,000 | £141,300 | 201 |
In cash terms the typical SM6 8 home went from £65,000 in 1995 to £457,500 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 224%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 19% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SM6 8 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 (+20.7% on the year before); the weakest, 2009 (−10.9%). 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) | −6.2% | −8.3% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +4.2% | +1.4% |
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
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 55 sales completed in SM6 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 282 sales a year before the financial crisis and 110 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.
Rents around SM6 8
The local authority for SM6 8 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.
Against the £457,500 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.
What kind of market SM6 8 is
Only 55 sales completed here in the last twelve months of data, which makes SM6 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the SM6 district median, SM6 8 sits 12% higher, marking it as a dearer pocket of the district.
Asked and answered: SM6 8 (Beddington)
Are property prices falling in SM6 8 (Beddington)?
Is SM6 8 (Beddington) a good place to buy a house?
How much did a house sell for in SM6 8 (Beddington)?
Are SM6 8 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 10% over five years in cash but down 13% 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 SM6 right now
The live side of the market holds 58 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole SM6 district, not just SM6 8: live asking prices are collected per district.
25% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
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 SM6 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.
The price of an extra bedroom in SM
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%) | — | — |
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. 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SM6
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SM6, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM6 0 | £310,000 | 35 |
| SM6 7 | £445,000 | 33 |
| SM6 9 | £395,000 | 37 |
Zoom out to the full SM6 district report for the type split, monthly volumes and how SM6 compares with its neighbours.
Selling a home in SM6 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SM6 8, open the average prices map and zoom from the SM6 8 shading down to the sold homes on your own street. Every recorded SM6 8 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 SM6 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SM6 8. Free after a one click sign in.
The live map plots every individual SM6 8 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.