Local market reports › SM area › SM7 › SM7 1
Woodmansterne market report SM7 1, Banstead
The standing SM7 1 (Woodmansterne) property market report, rebuilt from the full public record every month. The raw material for this page is 3,585 HM Land Registry entries for SM7 1 (Banstead), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SM7 1 (Banstead) home changed hands for £705,000 in 2026 (median of 29 registered sales, up 4% on five years earlier), with the mean at £791,600, and by floor area homes here have averaged about £5,970 per square metre over the last five years. Source: 3,585 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SM7 1 is a postcode sector: one group of streets inside SM7 (Banstead). 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 SM7 1 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 SM7 1 sells for
In the SM7 1 property market, the 2026 median sale price is £705,000, from 29 registered sales; the mean, the "average house price" most sites quote, is £791,600, sitting a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in SM7 1
Per square metre, SM7 1 homes have averaged around £5,970 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.
Against a national (England and Wales) median of £285,000, SM7 1 runs 147% above it.
The price of a typical SM7 1 home, 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 | £705,000 | £705,000 | 29 |
| 2025 | £695,000 | £711,620 | 79 |
| 2024 | £731,400 | £777,628 | 75 |
| 2023 | £755,500 | £830,110 | 81 |
| 2022 | £775,000 | £908,776 | 105 |
| 2021 | £680,000 | £860,968 | 138 |
| 2020 | £655,000 | £849,876 | 93 |
| 2019 | £615,000 | £806,118 | 95 |
| 2018 | £595,000 | £793,146 | 95 |
| 2017 | £612,500 | £835,389 | 100 |
| 2016 | £550,000 | £769,455 | 119 |
| 2015 | £532,500 | £752,423 | 124 |
| 2014 | £495,000 | £702,244 | 127 |
| 2013 | £441,800 | £635,706 | 112 |
| 2012 | £375,000 | £551,953 | 119 |
| 2011 | £396,700 | £598,864 | 120 |
| 2010 | £394,500 | £618,678 | 115 |
| 2009 | £365,000 | £586,741 | 103 |
| 2008 | £367,500 | £602,410 | 72 |
| 2007 | £395,000 | £670,030 | 161 |
| 2006 | £371,200 | £644,356 | 206 |
| 2005 | £351,200 | £624,994 | 114 |
| 2004 | £365,000 | £662,911 | 113 |
| 2003 | £300,000 | £552,673 | 125 |
| 2002 | £279,000 | £524,936 | 120 |
| 2001 | £260,000 | £499,837 | 137 |
| 2000 | £249,500 | £489,644 | 119 |
| 1999 | £222,500 | £443,431 | 129 |
| 1998 | £185,000 | £373,436 | 118 |
| 1997 | £165,000 | £338,382 | 138 |
| 1996 | £139,500 | £294,199 | 116 |
| 1995 | £131,000 | £284,774 | 88 |
In cash terms the typical SM7 1 home went from £131,000 in 1995 to £705,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 148%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SM7 1 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 2004 (+21.7% on the year before); the weakest, 2008 (−7.0%). 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) | +1.4% | −0.9% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +3.3% | +0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
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 register shows 29 SM7 1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 137 sales a year before the financial crisis and 74 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.
The shape of the SM7 1 market
Only 29 sales completed here in the last twelve months of data, which makes SM7 1 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 SM7 district median, SM7 1 sits 13% higher, marking it as a dearer pocket of the district.
What tenants pay around SM7 1
For renting purposes SM7 1 sits in Reigate and Banstead. The ONS average private rent there is £1,636 a month (May 2026). Size sets most of the rent: one-beds average £1,138 a month here against £2,556 for four or more bedrooms.
Average monthly rent by size, Reigate and Banstead
ONS Price Index of Private Rents, May 2026.
£1,636 a month is £19,632 a year, which against the £705,000 median sold price makes a gross yield of 2.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on SM7 1 (Woodmansterne)
Is SM7 1 (Woodmansterne) a good place to buy a house?
How much did a house sell for in SM7 1 (Woodmansterne)?
Are property prices falling in SM7 1 (Woodmansterne)?
What happens to SM7 1 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 4% over five years in cash but down 18% 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.
What you could buy in SM7 now
The live side of the market holds 20 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole SM7 district, not just SM7 1: live asking prices are collected per district.
11% 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.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SM7 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
The Land Registry record, split by size: what each kind of home actually sold for across the SM area. 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%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SM area is the point: the same five years treated these districts very differently.
SM area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SM7
Sector boundaries hide real price steps. The rest of SM7, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM7 2 | £490,000 | 37 |
| SM7 3 | £625,000 | 17 |
Zoom out to the full SM7 district report for the type split, monthly volumes and how SM7 compares with its neighbours.
Selling a home in SM7 1? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SM7 1, use the average prices map for a rough value: zoom from SM7 1's shading down to the sold homes on your own street. The figures above are every recorded SM7 1 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 SM7 1.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SM7 1. Free after a one click sign in.
See every individual SM7 1 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.
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.