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Raynes Park market report SW20 8, South West London
The SW20 8 (Raynes Park) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 8,520 registered sales in SW20 8 (South West London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SW20 8 (South West London) is £705,000, from 64 registered sales, up 7% on five years earlier; the mean is £700,500, and by floor area homes here have averaged about £7,970 per square metre over the last five years. Behind the figures sit 8,520 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SW20 8 is a postcode sector: one group of streets inside SW20 (South West London). 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 SW20 8 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 SW20 8 homes really sell for
Take the 64 registered 2026 sales in SW20 8 and the middle price, the median, is £705,000. The mean lands at £700,500, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in SW20 8
By floor space, homes in SW20 8 have sold for about £7,970 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, SW20 8 sits 147% above the national market.
A typical SW20 8 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £705,000 | £705,000 | 64 |
| 2025 | £700,000 | £716,739 | 170 |
| 2024 | £640,000 | £680,451 | 206 |
| 2023 | £625,000 | £686,722 | 177 |
| 2022 | £669,000 | £784,479 | 236 |
| 2021 | £657,500 | £832,480 | 311 |
| 2020 | £634,000 | £822,628 | 206 |
| 2019 | £600,000 | £786,456 | 182 |
| 2018 | £615,000 | £819,807 | 193 |
| 2017 | £600,000 | £818,340 | 203 |
| 2016 | £535,000 | £748,470 | 241 |
| 2015 | £580,000 | £819,540 | 236 |
| 2014 | £530,000 | £751,898 | 241 |
| 2013 | £450,000 | £647,505 | 252 |
| 2012 | £400,000 | £588,750 | 222 |
| 2011 | £395,000 | £596,298 | 235 |
| 2010 | £385,000 | £603,779 | 240 |
| 2009 | £325,000 | £522,440 | 174 |
| 2008 | £331,000 | £542,579 | 146 |
| 2007 | £365,000 | £619,142 | 351 |
| 2006 | £295,000 | £512,082 | 422 |
| 2005 | £264,000 | £469,814 | 324 |
| 2004 | £265,000 | £481,292 | 324 |
| 2003 | £249,500 | £459,640 | 290 |
| 2002 | £232,500 | £437,447 | 369 |
| 2001 | £190,000 | £365,265 | 349 |
| 2000 | £173,000 | £339,513 | 311 |
| 1999 | £145,600 | £290,173 | 429 |
| 1998 | £123,000 | £248,284 | 388 |
| 1997 | £99,500 | £204,054 | 399 |
| 1996 | £87,000 | £183,479 | 356 |
| 1995 | £84,500 | £183,690 | 273 |
In cash terms the typical SW20 8 home went from £84,500 in 1995 to £705,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 284%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 15% 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 SW20 8 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 2007 (+23.7% on the year before); the weakest, 2008 (−9.3%). 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) | +0.7% | −1.6% |
| 5 years (since 2021) | +1.4% | −3.3% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +4.5% | +1.6% |
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.
How many homes change hands in SW20 8
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
SW20 8 recorded 64 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 343 sales a year before the financial crisis and 171 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.
What homes rent for around SW20 8
The local authority for SW20 8 is Merton, and its ONS average private rent currently stands at £2,114 a month (May 2026 figures). The spread runs from £1,594 a month for a typical one-bed to £3,188 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Merton
ONS Price Index of Private Rents, May 2026.
Set against the £705,000 median sold price, £2,114 a month is £25,368 a year, a gross yield of 3.6%: 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.
What people ask about SW20 8 (Raynes Park)
Are property prices falling in SW20 8 (Raynes Park)?
Is SW20 8 (Raynes Park) a good place to buy a house?
How much did a house sell for in SW20 8 (Raynes Park)?
What happens to SW20 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 7% over five years in cash but down 15% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in SW20 now
This is what you could actually buy today: 82 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole SW20 district, not just SW20 8: live asking prices are collected per district.
21% 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.
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 SW20 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. 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 | — | — | £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%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. 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.
SW 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 SW20
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SW20, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW20 0 | £655,000 | 33 |
| SW20 9 | £745,000 | 35 |
Zoom out to the full SW20 district report for the type split, monthly volumes and how SW20 compares with its neighbours.
Before you sell in SW20 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SW20 8'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SW20 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SW20 8. Free, with a one click sign in.
Two maps carry on from here: every SW20 8 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.