Local market reports › SM area › SM6
Beddington market report SM6, Wallington
The SM6 (Beddington) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 20,048 sales recorded by HM Land Registry in SM6 (Wallington) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in SM6 (Wallington) sold for £409,500 in 2026, the median of 160 registered sales, up 1% on five years earlier. The mean was £436,600, and by floor area homes here have averaged about £5,210 per square metre over the last five years. The figures cover 20,048 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district SM6 covering Wallington, Beddington, Hackbridge sits in Wallington. 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 SM6 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 prices, from the sold record
Take the 160 registered 2026 sales in SM6 and the middle price, the median, is £409,500. The mean lands at £436,600, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in SM6
Measured by floor area, the last five years of SM6 sales average about £5,210 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.
Set against the £285,000 England and Wales median, SM6 sits 44% above the national market.
A typical SM6 home, priced year by year (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 | £409,500 | £409,500 | 160 |
| 2025 | £415,000 | £424,924 | 415 |
| 2024 | £417,500 | £443,888 | 421 |
| 2023 | £400,000 | £439,502 | 458 |
| 2022 | £400,000 | £469,046 | 692 |
| 2021 | £405,000 | £512,782 | 663 |
| 2020 | £370,000 | £480,083 | 535 |
| 2019 | £414,500 | £543,310 | 526 |
| 2018 | £380,000 | £506,547 | 544 |
| 2017 | £330,000 | £450,087 | 579 |
| 2016 | £340,000 | £475,663 | 537 |
| 2015 | £310,000 | £438,030 | 607 |
| 2014 | £260,000 | £368,855 | 581 |
| 2013 | £245,000 | £352,531 | 526 |
| 2012 | £233,400 | £343,536 | 517 |
| 2011 | £205,500 | £310,226 | 498 |
| 2010 | £238,000 | £373,245 | 419 |
| 2009 | £195,400 | £314,107 | 442 |
| 2008 | £217,500 | £356,528 | 470 |
| 2007 | £209,500 | £355,370 | 812 |
| 2006 | £196,200 | £340,578 | 812 |
| 2005 | £195,000 | £347,021 | 755 |
| 2004 | £178,000 | £323,283 | 816 |
| 2003 | £170,000 | £313,181 | 828 |
| 2002 | £148,100 | £278,649 | 900 |
| 2001 | £133,000 | £255,686 | 882 |
| 2000 | £116,200 | £228,043 | 830 |
| 1999 | £96,200 | £191,722 | 902 |
| 1998 | £84,000 | £169,560 | 795 |
| 1997 | £74,000 | £151,759 | 763 |
| 1996 | £68,000 | £143,409 | 788 |
| 1995 | £65,000 | £141,300 | 575 |
In cash terms the typical SM6 home went from £65,000 in 1995 to £409,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 190%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2019; the current median sits about 25% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the SM6 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 2010 (+21.8% on the year before); the weakest, 2011 (−13.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 46% of the typed total. A detached home currently trades at £830,000 against £260,000 for a flat, 3.2 times the price.
Median by property type, SM6
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 | £830,000 | 11 | 1,505 |
| Semi-detached | £600,000 | 38 | 4,515 |
| Terraced | £480,000 | 38 | 4,735 |
| Flats | £260,000 | 73 | 9,293 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.3% | −3.6% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +1.9% | −1.5% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Sales activity in SM6
Sales per year, counted
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
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
SM6 recorded 335 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 829 sales a year before the financial crisis and 429 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 SM6
For renting purposes SM6 sits in Sutton. The ONS average private rent there is £1,550 a month (May 2026). The spread runs from £1,233 a month for a typical one-bed to £2,486 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Sutton
ONS Price Index of Private Rents, May 2026.
Set against the £409,500 median sold price, £1,550 a month is £18,600 a year, a gross yield of 4.5%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on SM6 (Beddington)
How much did a house sell for in SM6 (Beddington)?
Are property prices falling in SM6 (Beddington)?
Is SM6 (Beddington) a good place to buy a house?
Are SM6 prices heading up or down?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 20% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in SM6 now
Everything above is what homes in SM6 sold for. The live side of the market holds 58 homes at the moment, listed by 12 agents publishing to HomesIndex, at a typical asking price 18% below the SM6 median sold price.
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
Real sold prices by size across the SM area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SM6 ranks 6 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 SM6, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM6 0 | £310,000 | 35 |
| SM6 7 | £445,000 | 33 |
| SM6 8 | £457,500 | 55 |
| SM6 9 | £395,000 | 37 |
How SM6 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 | £450,000 | +13% |
| SM1 | £422,500 | +5% |
| SM6 (this report) | £409,500 | +1% |
| SM2 | £350,000 | -8% |
Thinking of selling in SM6? 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 SM6, use the average prices map for a rough value: zoom from SM6's shading down to the sold homes on your own street. The figures above are every recorded SM6 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SM6: the featured spot on this report is free for founding agents, one per district. Claim SM6.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SM6 already set as the subject. Free, one click sign in.
See every individual SM6 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.