Local market reports › SW area › SW13
Barnes market report SW13, London
The standing SW13 (Barnes) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 9,716 completed sales registered with HM Land Registry in SW13 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SW13 (London) home changed hands for £1,005,000 in 2026 (median of 72 registered sales, down 20% on five years earlier), with the mean at £1,289,900, and by floor area homes here have averaged about £10,460 per square metre over the last five years. Source: 9,716 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SW13 is a postcode district covering Barnes in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SW13 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 SW13 homes really sell for
72 sales were registered in SW13 in 2026, and the middle one of them, the median, went for £1,005,000. The mean works out at £1,289,900, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SW13
The last five years of sales put SW13 at roughly £10,460 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 SW13 253% above the country at large.
The price of a typical SW13 home, 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 | £1,005,000 | £1,005,000 | 72 |
| 2025 | £1,167,500 | £1,195,418 | 228 |
| 2024 | £1,145,000 | £1,217,370 | 248 |
| 2023 | £1,100,000 | £1,208,631 | 202 |
| 2022 | £1,250,000 | £1,465,768 | 266 |
| 2021 | £1,263,800 | £1,600,134 | 276 |
| 2020 | £1,125,000 | £1,459,711 | 197 |
| 2019 | £1,080,000 | £1,415,622 | 175 |
| 2018 | £1,157,500 | £1,542,969 | 150 |
| 2017 | £1,100,000 | £1,500,290 | 197 |
| 2016 | £1,100,000 | £1,538,911 | 163 |
| 2015 | £971,200 | £1,372,306 | 222 |
| 2014 | £1,113,800 | £1,580,120 | 256 |
| 2013 | £877,500 | £1,262,635 | 286 |
| 2012 | £697,000 | £1,025,897 | 247 |
| 2011 | £692,500 | £1,045,409 | 280 |
| 2010 | £640,500 | £1,004,469 | 298 |
| 2009 | £592,000 | £951,645 | 247 |
| 2008 | £612,000 | £1,003,197 | 173 |
| 2007 | £625,000 | £1,060,174 | 357 |
| 2006 | £490,000 | £850,577 | 422 |
| 2005 | £430,000 | £765,227 | 373 |
| 2004 | £415,000 | £753,721 | 425 |
| 2003 | £398,000 | £733,213 | 335 |
| 2002 | £370,000 | £696,152 | 448 |
| 2001 | £340,000 | £653,633 | 381 |
| 2000 | £348,200 | £683,343 | 378 |
| 1999 | £290,000 | £577,955 | 620 |
| 1998 | £290,000 | £585,386 | 480 |
| 1997 | £205,000 | £420,414 | 577 |
| 1996 | £177,800 | £374,972 | 466 |
| 1995 | £167,000 | £363,032 | 271 |
In cash terms the typical SW13 home went from £167,000 in 1995 to £1,005,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 177%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 37% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SW13 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 1998 (+41.5% on the year before); the weakest, 2026 (−13.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.9% | −15.9% |
| 5 years (since 2021) | −4.5% | −8.9% |
| 10 years (since 2016) | −0.9% | −4.2% |
| 20 years (since 2006) | +3.7% | +0.8% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 40% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £3,940,000 against £635,000 for a flat, 6.2 times the price.
Median by property type, SW13
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 | £3,940,000 (2025) | – | 456 |
| Semi-detached | £2,661,200 | 12 | 1,806 |
| Terraced | £1,275,000 | 35 | 3,874 |
| Flats | £635,000 | 24 | 3,579 |
The turnover behind the prices
How many homes change hands
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
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
SW13 recorded 164 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 390 sales a year before the financial crisis and 203 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.
Rents around SW13
SW13 falls under Richmond upon Thames, where the ONS puts the average private rent at £2,305 a month (May 2026 figures). The spread runs from £1,710 a month for a typical one-bed to £3,866 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Richmond upon Thames
ONS Price Index of Private Rents, May 2026.
Against the £1,005,000 median purchase price, a rent of £2,305 a month (£27,660 a year) works out at a 2.8% 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 SW13 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Among the 27 measurable districts of its area, SW13 ranks 7 by median price: firmly in the dearer tier.
Asked and answered: SW13 (Barnes)
Are property prices falling in SW13 (Barnes)?
Is SW13 (Barnes) a good place to buy a house?
How much did a house sell for in SW13 (Barnes)?
Are SW13 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 20% over five years in cash but down 37% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in SW13 right now
Everything above is what homes in SW13 sold for. This is what you could actually buy today: 7 homes currently on the market from 3 agents publishing to HomesIndex, at a typical asking price 45% below the SW13 median sold price.
71% of current listings sit under the prices comparable homes actually fetched. 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 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
The Land Registry record, split by size: what each kind of home actually sold for across the SW area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
SW13 ranks 23 of 27 in the SW 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, SW area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SW13, 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 |
|---|---|---|
| SW13 0 | £1,010,000 | 41 |
| SW13 8 | £1,100,000 | 5 |
| SW13 9 | £955,000 | 26 |
How SW13 compares nearby
Same city, different markets. The neighbouring districts of the SW area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SW1X | £3,600,000 | +64% |
| SW1A | £1,765,000 | -41% |
| SW1W | £1,700,000 | -17% |
| SW7 | £1,170,000 | -26% |
| SW3 | £1,100,000 | -27% |
| SW1Y | £1,037,500 | -7% |
| SW13 (this report) | £1,005,000 | -20% |
| SW10 | £872,400 | -19% |
| SW5 | £863,000 | -7% |
| SW14 | £785,000 | -18% |
| SW1E | £761,900 | -7% |
| SW6 | £755,000 | -11% |
| SW11 | £695,000 | -10% |
| SW20 | £685,000 | -1% |
| SW1P | £675,000 | -6% |
| SW1V | £644,000 | -14% |
| SW1H | £630,000 | -41% |
| SW12 | £623,500 | -11% |
| SW18 | £615,000 | -2% |
| SW15 | £600,000 | -3% |
| SW17 | £585,000 | -1% |
| SW4 | £555,000 | -13% |
| SW8 | £555,000 | -9% |
| SW19 | £555,000 | -15% |
Selling a home in SW13? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SW13'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 SW13.
Dig further
Behind the answers sits the same Land Registry record as this page, with SW13 already set as the subject. Free, one click sign in.
Two maps carry on from here: every SW13 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.
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.