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Beddington market report SM6 9, Wallington
The SM6 9 (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: 4,361 completed sales registered with HM Land Registry in SM6 9 (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: 37 registered 2026 sales put the SM6 9 (Wallington) median at £395,000, down 27% on five years earlier, with a mean of £476,000, and by floor area homes here have averaged about £4,980 per square metre over the last five years. Everything rests on 4,361 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SM6 9 is a postcode sector: one group of streets inside SM6 (Wallington). 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 SM6 9 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.
Today's SM6 9 prices, from the sold record
Take the 37 registered 2026 sales in SM6 9 and the middle price, the median, is £395,000. The mean lands at £476,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
SM6 9 prices by floor area
The last five years of sales put SM6 9 at roughly £4,980 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, SM6 9 sits 39% above the national market.
The price of a typical SM6 9 home, 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 | £395,000 | £395,000 | 37 |
| 2025 | £460,000 | £471,000 | 127 |
| 2024 | £546,200 | £580,723 | 104 |
| 2023 | £385,000 | £423,021 | 91 |
| 2022 | £438,000 | £513,605 | 117 |
| 2021 | £543,500 | £688,141 | 150 |
| 2020 | £440,000 | £570,909 | 107 |
| 2019 | £415,000 | £543,966 | 124 |
| 2018 | £482,000 | £642,515 | 115 |
| 2017 | £338,500 | £461,680 | 124 |
| 2016 | £422,500 | £591,082 | 110 |
| 2015 | £400,000 | £565,200 | 137 |
| 2014 | £354,000 | £502,211 | 136 |
| 2013 | £265,000 | £381,309 | 121 |
| 2012 | £300,000 | £441,563 | 108 |
| 2011 | £270,000 | £407,596 | 98 |
| 2010 | £282,500 | £443,033 | 96 |
| 2009 | £228,000 | £366,512 | 129 |
| 2008 | £207,700 | £340,464 | 151 |
| 2007 | £247,000 | £418,981 | 183 |
| 2006 | £268,900 | £466,776 | 166 |
| 2005 | £265,000 | £471,593 | 139 |
| 2004 | £250,000 | £454,049 | 163 |
| 2003 | £203,000 | £373,975 | 159 |
| 2002 | £167,500 | £315,150 | 182 |
| 2001 | £175,000 | £336,429 | 178 |
| 2000 | £138,000 | £270,825 | 159 |
| 1999 | £117,800 | £234,769 | 208 |
| 1998 | £106,000 | £213,969 | 170 |
| 1997 | £110,000 | £225,588 | 179 |
| 1996 | £82,000 | £172,934 | 171 |
| 1995 | £76,700 | £166,734 | 122 |
In cash terms the typical SM6 9 home went from £76,700 in 1995 to £395,000 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. Measured in today's money the market peaked in 2021; the current median sits about 43% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the SM6 9 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 2018 (+42.4% on the year before); the weakest, 2017 (−19.9%). 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) | −14.1% | −16.1% |
| 5 years (since 2021) | −6.2% | −10.5% |
| 10 years (since 2016) | −0.7% | −4.0% |
| 20 years (since 2006) | +1.9% | −0.8% |
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 SM6 9
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.
SM6 9 recorded 37 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 166 sales a year before the financial crisis and 95 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 homes rent for around SM6 9
For renting purposes SM6 9 sits in Sutton. The ONS average private rent there is £1,550 a month (May 2026). 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 £395,000 median purchase price, a rent of £1,550 a month (£18,600 a year) works out at a 4.7% 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.
Reading the SM6 9 market
Only 37 sales completed here in the last twelve months of data, which makes SM6 9 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.
Real searches this page gets asked
People often arrive here having searched an exact postcode, such as SM6 9NZ. No public median exists at that scale (a full postcode is only a dozen-odd homes), but every registered sale at those addresses is plotted on the live map, with this page as the wider context.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
SM6 9 (Beddington): the questions that come up
Is SM6 9 (Beddington) a good place to buy a house?
How much did a house sell for in SM6 9 (Beddington)?
Are property prices falling in SM6 9 (Beddington)?
Where do SM6 9 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 27% over five years in cash but down 43% 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.
SM6's current homes for sale
Turning to what is actually available: 58 homes on the market right now, from 12 agents publishing to HomesIndex.
These cover the whole SM6 district, not just SM6 9: live asking prices are collected per district.
25% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
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 →
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
What homes of each size actually sold for across the SM area, 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
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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SM6
Sector boundaries hide real price steps. The rest of SM6, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM6 0 | £310,000 | 35 |
| SM6 7 | £445,000 | 33 |
| SM6 8 | £457,500 | 55 |
Zoom out to the full SM6 district report for the type split, monthly volumes and how SM6 compares with its neighbours.
Selling in SM6 9? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SM6 9, use the average prices map for a rough value: zoom from SM6 9's shading down to the sold homes on your own street. The figures above are every recorded SM6 9 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SM6 9: the featured spot on this report is free for founding agents, one per district. Claim SM6 9.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SM6 9. Free, with a one click sign in.
Two maps carry on from here: every SM6 9 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.
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.