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Woodmansterne market report SM7 2, Banstead
The SM7 2 (Woodmansterne) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,377 sales recorded by HM Land Registry in SM7 2 (Banstead) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SM7 2 (Banstead) is £490,000, from 37 registered sales, down 9% on five years earlier; the mean is £558,000, and by floor area homes here have averaged about £5,730 per square metre over the last five years. Behind the figures sit 4,377 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like SM7 2 is a single group of streets within SM7 (Banstead), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SM7 2 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 SM7 2 homes really sell for
37 sales were registered in SM7 2 in 2026, and the middle one of them, the median, went for £490,000. The mean works out at £558,000, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in SM7 2
The last five years of sales put SM7 2 at roughly £5,730 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.
The national median for England and Wales is £285,000, which puts SM7 2 72% above the country at large.
SM7 2's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £490,000 | £490,000 | 37 |
| 2025 | £586,500 | £600,525 | 106 |
| 2024 | £590,000 | £627,291 | 105 |
| 2023 | £567,500 | £623,544 | 101 |
| 2022 | £578,000 | £677,771 | 128 |
| 2021 | £537,500 | £680,544 | 159 |
| 2020 | £450,000 | £583,884 | 93 |
| 2019 | £482,500 | £632,442 | 108 |
| 2018 | £465,000 | £619,854 | 87 |
| 2017 | £395,000 | £538,740 | 130 |
| 2016 | £442,500 | £619,062 | 114 |
| 2015 | £400,000 | £565,200 | 134 |
| 2014 | £315,200 | £447,166 | 144 |
| 2013 | £360,000 | £518,004 | 135 |
| 2012 | £325,000 | £478,359 | 109 |
| 2011 | £318,500 | £480,813 | 111 |
| 2010 | £337,500 | £529,287 | 103 |
| 2009 | £275,000 | £442,065 | 91 |
| 2008 | £333,600 | £546,841 | 100 |
| 2007 | £280,000 | £474,958 | 226 |
| 2006 | £272,000 | £472,157 | 228 |
| 2005 | £295,000 | £524,981 | 176 |
| 2004 | £271,000 | £492,189 | 181 |
| 2003 | £235,000 | £432,927 | 161 |
| 2002 | £239,500 | £450,617 | 244 |
| 2001 | £192,900 | £370,840 | 164 |
| 2000 | £170,000 | £333,625 | 157 |
| 1999 | £153,500 | £305,917 | 166 |
| 1998 | £129,000 | £260,396 | 147 |
| 1997 | £120,000 | £246,096 | 153 |
| 1996 | £93,400 | £196,976 | 134 |
| 1995 | £97,000 | £210,863 | 145 |
In cash terms the typical SM7 2 home went from £97,000 in 1995 to £490,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 132%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 28% 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 SM7 2 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 1997 (+28.5% on the year before); the weakest, 2009 (−17.6%). 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) | −16.5% | −18.4% |
| 5 years (since 2021) | −1.8% | −6.4% |
| 10 years (since 2016) | +1.0% | −2.3% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
How many homes change hands in SM7 2
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.
Over the last twelve months of data, 37 sales completed in SM7 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 192 sales a year before the financial crisis and 95 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.
How SM7 2 trades
Only 37 sales completed here in the last twelve months of data, which makes SM7 2 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. Against the SM7 district median, SM7 2 sits 22% lower, marking it as a cheaper pocket of the district.
The rental side of SM7 2
The local authority for SM7 2 is Reigate and Banstead, and its ONS average private rent currently stands at £1,636 a month (May 2026 figures). A one-bed averages £1,138 a month here and a four-or-more-bed £2,556, so size does most of the work in setting the rent.
Average monthly rent by size, Reigate and Banstead
ONS Price Index of Private Rents, May 2026.
Against the £490,000 median purchase price, a rent of £1,636 a month (£19,632 a year) works out at a 4.0% 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.
Common questions on SM7 2 (Woodmansterne)
Is SM7 2 (Woodmansterne) a good place to buy a house?
How much did a house sell for in SM7 2 (Woodmansterne)?
Are property prices falling in SM7 2 (Woodmansterne)?
Where do SM7 2 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 9% over five years in cash but down 28% 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 you could buy in SM7 now
This is what you could actually buy today: 20 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole SM7 district, not just SM7 2: 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" 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 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.
Moving up a bedroom in SM: the cost
What homes of each size actually sold for across the SM area, 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. Where too few homes exist to say anything meaningful, the cell is 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SM7
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SM7, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM7 1 | £705,000 | 29 |
| 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.
Thinking of selling in SM7 2? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SM7 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SM7 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with SM7 2 already set as the subject. Free, one click sign in.
The live map plots every individual SM7 2 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.
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.