SM5 house prices are built from 19,164 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 19 Jun 2026. The median price paid across the whole record is £211,000. Across the 10 years from 2016 to 2026 the median moved +30.6% in cash — but once inflation is taken out, the change in 2026 money is -6.5%.
Median price paid
£211,000
Change in cash, 2016–2026
+30.6%
Change in real terms
-6.5%
Median per m²
£3,093
HM Land Registry19,164 sales4,578 with floor areaLatest sale 19 Jun 2026
Section 01
How SM5 prices moved
The chart tracks the median SM5 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £72,500 | £160,984 |
| 2000s | 10 | £177,000 | £322,442 |
| 2010s | 10 | £278,950 | £393,320 |
| 2020s | 7 | £440,000 | £449,565 |
The highest yearly median on record for SM5 is £458,000 in 2024; the lowest is £65,000 in 1995. Across the full 32-year record the cash median has moved from £65,000 to £446,500.
In 2026 money that first median is worth £144,331, so the real change over the whole record is +209.4% — about +3.71% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +30.6% in cash against -6.5% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| FLAT 14 NELSON COURT, 17 Denmark Road | 19 Jun 2026 | Flat or maisonette | £307,500 | £307,500 |
| 10 North Avenue | 12 Jun 2026 | Terraced | £430,000 | £430,000 |
| 32 Quarr Road | 12 Jun 2026 | Terraced | £425,000 | £425,000 |
| 54 Thornton Road | 9 Jun 2026 | Terraced | £498,000 | £498,000 |
| 103 Park Lane | 5 Jun 2026 | Semi-detached | £700,000 | £700,000 |
| FLAT 29 LAUREL LODGE, 22 Denmark Road | 1 Jun 2026 | Flat or maisonette | £165,000 | £165,000 |
| 1 St Andrews Road | 29 May 2026 | Semi-detached | £510,000 | £510,000 |
| 20 Stavordale Road | 29 May 2026 | Terraced | £415,000 | £415,000 |
| 103 Peterborough Road | 22 May 2026 | Terraced | £480,000 | £480,000 |
| 57 Carshalton Park Road | 22 May 2026 | Semi-detached | £445,000 | £445,000 |
| FLAT 3 WESTCROFT COURT, 59 Westcroft Road | 22 May 2026 | Flat or maisonette | £285,000 | £285,000 |
| 43 Windborough Road | 18 May 2026 | Semi-detached | £750,000 | £750,000 |
| 4 Staplehurst Road | 15 May 2026 | Semi-detached | £660,000 | £660,000 |
| 29 Barrow Avenue | 8 May 2026 | Semi-detached | £442,000 | £442,000 |
| 37 Winchcombe Road | 8 May 2026 | Terraced | £420,000 | £420,000 |
| 4 Diamond Jubilee Way | 1 May 2026 | Terraced | £340,000 | £340,000 |
| 19 Shorts Road | 30 Apr 2026 | Semi-detached | £620,000 | £620,000 |
| 15 Tintern Road | 30 Apr 2026 | Terraced | £585,000 | £585,000 |
| 326 Winchcombe Road | 30 Apr 2026 | Terraced | £435,000 | £435,000 |
| 74 Colston Avenue | 30 Apr 2026 | Flat or maisonette | £300,000 | £300,000 |
| 13 Cranfield Road West | 27 Apr 2026 | Terraced | £425,000 | £425,000 |
| FLAT 4 13 High Street | 23 Apr 2026 | Flat or maisonette | £307,000 | £307,000 |
| 30 Vellum Drive | 22 Apr 2026 | Flat or maisonette | £267,000 | £267,000 |
| 1 Grove Mill Place | 21 Apr 2026 | Terraced | £550,000 | £550,000 |
| 108 Banstead Road | 20 Apr 2026 | Semi-detached | £740,000 | £740,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to SM5 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 14 NELSON COURT, 17 Denmark Road | £72,500 (1999) | £307,500 (2026) | +5.5% | +2.8% |
| 10 North Avenue | £306,000 (2015) | £430,000 (2026) | +3.1% | 0.0% |
| 32 Quarr Road | £322,000 (2021) | £425,000 (2026) | +5.7% | +0.9% |
| 103 Park Lane | £466,000 (2015) | £700,000 (2026) | +3.8% | +0.6% |
| FLAT 29 LAUREL LODGE, 22 Denmark Road | £347,950 (2019) | £165,000 (2026) | -10.1% | -13.5% |
| 20 Stavordale Road | £110,000 (2004) | £415,000 (2026) | +6.2% | +3.3% |
| 1 St Andrews Road | £84,995 (1997) | £510,000 (2026) | +6.4% | +3.7% |
| 57 Carshalton Park Road | £79,000 (1995) | £445,000 (2026) | +5.7% | +3.0% |
| FLAT 3 WESTCROFT COURT, 59 Westcroft Road | £80,000 (1999) | £285,000 (2026) | +4.8% | +2.1% |
| 103 Peterborough Road | £155,000 (2004) | £480,000 (2026) | +5.3% | +2.4% |
| 43 Windborough Road | £89,500 (1996) | £750,000 (2026) | +7.3% | +4.6% |
| 4 Staplehurst Road | £113,000 (1995) | £660,000 (2026) | +5.9% | +3.2% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. SM5 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Terraced | 8,177 | 42.7% | £199,950 | £8,000 – £970,000 |
| Flat or maisonette | 4,992 | 26.0% | £157,000 | £3,400 – £542,000 |
| Semi-detached | 4,344 | 22.7% | £274,950 | £18,000 – £1,300,000 |
| Detached | 1,651 | 8.6% | £442,000 | £50,000 – £1,750,000 |
Section 05
How big homes are in SM5
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 4,875 certificates cover SM5, and their median floor area is 68 m².
The median across the whole register is 76 m², so homes here are smaller than average — -10.5%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 68 m² | about 732 sq ft |
| Smaller quarter, up to | 57 m² | about 614 sq ft |
| Larger quarter, from | 86 m² | about 926 sq ft |
| Under 60 m² | 29.4% | 1,435 homes |
| 150 m² and over | 4.2% | 203 homes |
Section 06
Ownership and new build in SM5
5,088 of the sales on record are leasehold and 14,076 freehold — 26.5% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £157,500 and the median freehold sale £240,000 — a gap of +52.4%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 5,088 | 26.5% | £157,500 |
| Freehold | 14,076 | 73.5% | £240,000 |
| New build | 994 | 5.2% | £199,998 |
| Existing home | 18,170 | 94.8% | £212,000 |
New builds sold for less than the median existing home — -5.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 584 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in SM5
Every certificate carries an energy efficiency band as well as a floor area. Across Reigate and Banstead, 50.8% of 72,395 certificates sit in bands A to C, and 3.5% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 271 | 0.4% |
| B | 9,989 | 13.8% |
| C | 26,508 | 36.6% |
| D | 23,271 | 32.1% |
| E | 9,834 | 13.6% |
| F | 2,124 | 2.9% |
| G | 398 | 0.5% |
The Office for National Statistics puts the mean private rent in Reigate and Banstead at £1,638 a month as of Jun 2026 — £1,139 for a one-bedroom home and £1,815 for three bedrooms.
Against the median sale of £211,000 here, that rent is a gross yield of 9.32% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Section 08
The neighbourhood around SM5
The 2021 census counted 150,846 residents in Reigate and Banstead across 59,849 households. 72.7% of those households own their home and 27.2% rent — a split the sold record cannot show, because only owners appear in it.
17 state and independent schools have a SM5 postcode: 13 primary, 4 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Carshalton Boys Sports College | Secondary | Academy converter | 1,539 |
| St Philomena's Catholic High School for Girls | Secondary | Voluntary aided school | 1,425 |
| Oaks Park High School | Secondary | Academy converter | 1,407 |
| Carshalton High School for Girls | Secondary | Academy converter | 1,394 |
| Barrow Hedges Primary School | Primary | Academy converter | 692 |
| Wood Field Primary School | Primary | Academy converter | 604 |
| Muschamp Primary School and Language Opportunity Base | Primary | Foundation school | 574 |
| All Saints Carshalton Church of England Primary School | Primary | Academy converter | 432 |
| Rushy Meadow Primary Academy | Primary | Academy sponsor led | 388 |
| Tweeddale Primary School | Primary | Academy converter | 376 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Carshalton Beeches Rail Station | Rail | 1.3 km |
| Hackbridge Rail Station | Rail | 1.5 km |
| Wallington Rail Station | Rail | 1.6 km |
| Sutton (London) Rail Station | Rail | 1.9 km |
Section 09
How SM5 compares
The median across the whole archive is £157,500. SM5 sits above that national figure — +34.0%.
Where an EPC floor area could be matched to the sale, the median works out at £3,093 per square metre, across 4,578 of the 19,164 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £3,400 to £1,750,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
SM5 sits in Reigate and Banstead, in London.
The Office for National Statistics puts the median home in Reigate and Banstead at 11.1 times median local earnings of £43,296 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside SM5
The closest districts
- SM11.7 km · £200,000
- SM61.9 km · £203,500
- SM22.8 km · £205,000
- SM33.3 km · £245,000
- CR44.0 km · £173,000
- KT45.3 km · £259,995
- CR75.5 km · £173,000
- CR85.6 km · £285,000
This district mostly covers Carshalton.
Quick answers
Common questions about this data
What is the average house price in SM5?
The median price paid in SM5 across every sale on the register is £211,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in SM5?
19,164 sales are on record for SM5, the most recent completing on 19 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have SM5 house prices actually risen?
In cash, the median rose +30.6% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -6.5%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were SM5 house prices at their highest?
The highest yearly median on record is £458,000, set in 2024. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in SM5?
£3,093 per square metre, from the 4,578 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 19 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “SM5 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.