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Raynes Park market report SW20 9, South West London
The standing SW20 9 (Raynes Park) property market report, rebuilt from the full public record every month. Everything below comes from 4,036 sales recorded by HM Land Registry in SW20 9 (South West London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for SW20 9 (South West London) is £745,000, from 35 registered sales, up 12% on five years earlier; the mean is £713,200, and by floor area homes here have averaged about £6,710 per square metre over the last five years. Behind the figures sit 4,036 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SW20 9 is one sector of SW20 (South West London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SW20 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.
SW20 9 sold prices: where the market stands
35 sales were registered in SW20 9 in 2026, and the middle one of them, the median, went for £745,000. The mean works out at £713,200, practically level with it: prices here bunch tightly around the middle.
SW20 9 prices by floor area
Averaged across five years of sales, floor space in SW20 9 costs about £6,710 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts SW20 9 161% above the country at large.
The price of a typical SW20 9 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £745,000 | £745,000 | 35 |
| 2025 | £730,000 | £747,457 | 95 |
| 2024 | £728,400 | £774,439 | 92 |
| 2023 | £635,000 | £697,710 | 89 |
| 2022 | £697,000 | £817,312 | 116 |
| 2021 | £665,000 | £841,976 | 155 |
| 2020 | £625,000 | £810,950 | 93 |
| 2019 | £596,200 | £781,476 | 102 |
| 2018 | £625,000 | £833,137 | 101 |
| 2017 | £620,500 | £846,300 | 116 |
| 2016 | £620,000 | £867,386 | 97 |
| 2015 | £555,000 | £784,215 | 115 |
| 2014 | £525,000 | £744,804 | 121 |
| 2013 | £425,000 | £611,533 | 139 |
| 2012 | £345,800 | £508,974 | 168 |
| 2011 | £340,000 | £513,269 | 147 |
| 2010 | £355,000 | £556,731 | 89 |
| 2009 | £300,000 | £482,253 | 111 |
| 2008 | £350,000 | £573,724 | 81 |
| 2007 | £360,000 | £610,660 | 173 |
| 2006 | £290,200 | £503,750 | 170 |
| 2005 | £250,000 | £444,899 | 134 |
| 2004 | £260,800 | £473,664 | 154 |
| 2003 | £245,500 | £452,271 | 128 |
| 2002 | £210,000 | £395,113 | 177 |
| 2001 | £190,000 | £365,265 | 170 |
| 2000 | £180,000 | £353,250 | 136 |
| 1999 | £148,000 | £294,956 | 191 |
| 1998 | £127,500 | £257,368 | 141 |
| 1997 | £112,000 | £229,689 | 139 |
| 1996 | £90,000 | £189,806 | 135 |
| 1995 | £93,000 | £202,168 | 126 |
In cash terms the typical SW20 9 home went from £93,000 in 1995 to £745,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 269%: 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 14% 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 SW20 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 (+24.4% on the year before); the weakest, 2009 (−14.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.1% | −0.3% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +1.9% | −1.5% |
| 20 years (since 2006) | +4.8% | +2.0% |
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.
Transaction volumes
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 9 recorded 35 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 155 sales a year before the financial crisis and 85 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 SW20 9 market
This is a thin market: 35 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. Within SW20, this sector trades 9% above the district median: one of the dearer corners of its district.
The rental side of SW20 9
The local authority for SW20 9 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.
Against the £745,000 median purchase price, a rent of £2,114 a month (£25,368 a year) works out at a 3.4% 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.
Asked and answered: SW20 9 (Raynes Park)
Is SW20 9 (Raynes Park) a good place to buy a house?
How much did a house sell for in SW20 9 (Raynes Park)?
Are property prices falling in SW20 9 (Raynes Park)?
Where do SW20 9 prices go next?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in SW20 today
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 9: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 SW20 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 SW: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SW 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 | — | — | £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
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 8 | £705,000 | 64 |
Zoom out to the full SW20 district report for the type split, monthly volumes and how SW20 compares with its neighbours.
Thinking of selling in SW20 9? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SW20 9, open the average prices map and zoom from the SW20 9 shading down to the sold homes on your own street. Every recorded SW20 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SW20 9.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SW20 9. Free, with a one click sign in.
Two maps carry on from here: every SW20 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.
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.