Local market reports › SW area › SW13 › SW13 9
Barnes market report SW13 9, London
The SW13 9 (Barnes) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,373 HM Land Registry entries for SW13 9 (London), 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: the middle 2026 sale in SW13 9 (London) came in at £955,000, out of 26 registered, down 32% on five years earlier, and the mean stands at £1,357,000, and by floor area homes here have averaged about £10,560 per square metre over the last five years. The record behind it is 3,373 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like SW13 9 is a single group of streets within SW13 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SW13 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.
The going rate for a home in SW13 9
26 sales were registered in SW13 9 in 2026, and the middle one of them, the median, went for £955,000. The mean works out at £1,357,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SW13 9
Measured by floor area, the last five years of SW13 9 sales average about £10,560 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, SW13 9 sits 235% above the national market.
SW13 9'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 | £955,000 | £955,000 | 26 |
| 2025 | £1,475,000 | £1,510,272 | 88 |
| 2024 | £1,375,000 | £1,461,907 | 87 |
| 2023 | £1,425,000 | £1,565,727 | 70 |
| 2022 | £1,500,000 | £1,758,921 | 87 |
| 2021 | £1,412,500 | £1,788,407 | 106 |
| 2020 | £1,537,500 | £1,994,938 | 62 |
| 2019 | £1,240,000 | £1,625,343 | 62 |
| 2018 | £1,370,000 | £1,826,236 | 48 |
| 2017 | £1,055,000 | £1,438,914 | 78 |
| 2016 | £1,475,000 | £2,063,540 | 59 |
| 2015 | £1,325,000 | £1,872,225 | 81 |
| 2014 | £1,317,500 | £1,869,104 | 102 |
| 2013 | £900,000 | £1,295,010 | 112 |
| 2012 | £645,000 | £949,359 | 104 |
| 2011 | £639,000 | £964,644 | 92 |
| 2010 | £687,500 | £1,078,177 | 98 |
| 2009 | £722,500 | £1,161,425 | 84 |
| 2008 | £690,000 | £1,131,056 | 64 |
| 2007 | £687,500 | £1,166,191 | 124 |
| 2006 | £530,000 | £920,012 | 163 |
| 2005 | £421,000 | £749,210 | 154 |
| 2004 | £410,000 | £744,640 | 174 |
| 2003 | £391,200 | £720,685 | 116 |
| 2002 | £300,000 | £564,447 | 157 |
| 2001 | £320,000 | £615,184 | 132 |
| 2000 | £249,500 | £489,644 | 120 |
| 1999 | £302,000 | £601,870 | 183 |
| 1998 | £230,000 | £464,271 | 125 |
| 1997 | £285,000 | £584,478 | 149 |
| 1996 | £163,800 | £345,447 | 136 |
| 1995 | £232,000 | £504,332 | 130 |
In cash terms the typical SW13 9 home went from £232,000 in 1995 to £955,000 in 2026, roughly 4 times the price. Even after inflation that is a real rise of about 89%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2016; the current median sits about 54% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the SW13 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 1997 (+74.0% on the year before); the weakest, 2026 (−35.3%). 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) | −35.3% | −36.8% |
| 5 years (since 2021) | −7.5% | −11.8% |
| 10 years (since 2016) | −4.3% | −7.4% |
| 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.
Sales activity in SW13 9
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
SW13 9 recorded 26 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 143 sales a year before the financial crisis and 72 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the SW13 9 market
This is a thin market: 26 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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.
The rental side of SW13 9
The local authority for SW13 9 is Richmond upon Thames, and its ONS average private rent currently stands at £2,305 a month (May 2026 figures). A one-bed averages £1,710 a month here and a four-or-more-bed £3,866, so size does most of the work in setting the rent.
Average monthly rent by size, Richmond upon Thames
ONS Price Index of Private Rents, May 2026.
Against the £955,000 median purchase price, a rent of £2,305 a month (£27,660 a year) works out at a 2.9% 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.
SW13 9 (Barnes): the questions that come up
How much did a house sell for in SW13 9 (Barnes)?
Are property prices falling in SW13 9 (Barnes)?
Is SW13 9 (Barnes) a good place to buy a house?
Where do SW13 9 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 32% over five years in cash but down 47% 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.
On the market in SW13 today
The live side of the market holds 7 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole SW13 district, not just SW13 9: live asking prices are collected per district.
71% 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.
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 SW13 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in SW
What homes of each size actually sold for across the SW 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 | — | — | £1,050,000 | £1,797,500 (+71%) | £2,600,000 (+45%) |
| Semi-detached | £478,500 | £645,000 (+35%) | £850,000 (+32%) | £1,200,000 (+41%) | £1,800,000 (+50%) |
| Terraced | £535,000 | £685,000 (+28%) | £850,000 (+24%) | £1,210,000 (+42%) | £1,680,000 (+39%) |
| Flat | £428,000 | £590,000 (+38%) | £900,000 (+53%) | £1,850,000 (+106%) | £3,700,000 (+100%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SW area is the point: the same five years treated these districts very differently.
Five-year change in the median, SW area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SW13
Sector boundaries hide real price steps. The rest of SW13, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW13 0 | £1,010,000 | 41 |
| SW13 8 | £1,100,000 | 5 |
Zoom out to the full SW13 district report for the type split, monthly volumes and how SW13 compares with its neighbours.
Before you sell in SW13 9: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SW13 9, use the average prices map for a rough value: zoom from SW13 9's shading down to the sold homes on your own street. The figures above are every recorded SW13 9 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SW13 9: the featured spot on this report is free for founding agents, one per district. Claim SW13 9.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SW13 9. Free, with a one click sign in.
Two maps carry on from here: every SW13 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.