Pinnacle Hill, Bexleyheath house prices

Pinnacle Hill, Bexleyheath house prices are built from 104 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 18 Jul 2025. The median price paid across the whole record is £218,000. Across the 20 years from 2002 to 2022 the median moved +319.4% in cash — but once inflation is taken out, the change in 2026 money is +151.9%.

HM Land Registry104 sales31 with floor areaLatest sale 18 Jul 2025

The chart tracks the median Pinnacle Hill, Bexleyheath house price for every year with a recorded sale, from 1995 to 2022. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Pinnacle Hill, Bexleyheath is £520,000 in 2022; the lowest is £71,500 in 1995. Across the full 28-year record the cash median has moved from £71,500 to £520,000.

In 2026 money that first median is worth £158,764, so the real change over the whole record is +279.5% — about +5.06% 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: +319.4% in cash against +151.9% 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.

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.

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 Pinnacle Hill, Bexleyheath values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Pinnacle Hill, Bexleyheath is dominated by the type at the top of this table, so its overall median leans that way.

34 of the sales on record are leasehold and 70 freehold — 32.7% 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 £150,500 and the median freehold sale £244,250 — a gap of +62.3%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for more than the median existing home — +127.0%. 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 4 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.

Every certificate carries an energy efficiency band as well as a floor area. Across Bexley, 40.7% of 110,275 certificates sit in bands A to C, and 3.0% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Bexley at £1,531 a month as of Jun 2026 — £1,223 for a one-bedroom home and £1,858 for three bedrooms.

Against the median sale of £218,000 here, that rent is a gross yield of 8.43% 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.

Police forces publish every recorded street-level crime. Within a mile of the centre of DA7, 399 crimes were recorded in Jun 2026: 123 violent, 10 burglary, 11 vehicle-related and 118 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 2.4 times busier.

Against the 246,472 residents the 2021 census counted in Bexley, that is 1.62 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.

A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.

The 2021 census counted 246,472 residents in Bexley across 95,300 households. 70.0% of those households own their home and 30.0% rent — a split the sold record cannot show, because only owners appear in it.

8 state and independent schools have a DA7 postcode: 8 primary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Pinnacle Hill, Bexleyheath sits above that national figure — +38.4%.

Within Bexleyheath the street ranks 214 of 330 by median price, and its median is below the town figure of £227,500 (-4.2%).

Where an EPC floor area could be matched to the sale, the median works out at £2,703 per square metre, across 31 of the 104 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 £50,000 to £650,000. 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.

Pinnacle Hill, Bexleyheath sits in Bexley, in London.

The Office for National Statistics puts the median home in Bexley at 12.2 times median local earnings of £35,187 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.

Streets nearby

• Parkside Avenue£166,750 median
• Eversley Avenue£141,000 median
• Brampton Road£247,750 median
• Long Lane£241,500 median
• Mayplace Road East£148,000 median
• Church Road£215,000 median
• Erith Road£175,000 median
• Bedonwell Road£247,000 median
• Rydal Drive£300,000 median
• Woolwich Road£178,250 median
• East Street£147,000 median
• Belvedere Road£242,500 median
• Castleton Avenue£150,000 median
• Downbank Avenue£140,000 median
• King Harolds Way£248,000 median
• Abbotts Walk£226,500 median

Addresses with more than one recorded sale

• 88D Pinnacle Hill5 sales
• 88F Pinnacle Hill5 sales
• 31 Pinnacle Hill4 sales
• 29 Pinnacle Hill4 sales
• 17 Pinnacle Hill4 sales
• 32 Pinnacle Hill4 sales
• 62 Pinnacle Hill3 sales
• 76 Pinnacle Hill3 sales
• 2D Pinnacle Hill3 sales
• 43 Pinnacle Hill3 sales
• 82 Pinnacle Hill3 sales
• 38 Pinnacle Hill3 sales
• 34 Pinnacle Hill2 sales
• 4 Pinnacle Hill2 sales
• 27 Pinnacle Hill2 sales
• 60 Pinnacle Hill2 sales
• 72 Pinnacle Hill2 sales
• 52 Pinnacle Hill2 sales
• 50 Pinnacle Hill2 sales
• 14 Pinnacle Hill2 sales
• 37 Pinnacle Hill2 sales
• 88A Pinnacle Hill2 sales
• 18 Pinnacle Hill2 sales
• 29A Pinnacle Hill2 sales

Back to Bexleyheath house prices.

What is the average house price in Pinnacle Hill, Bexleyheath?

The median price paid in Pinnacle Hill, Bexleyheath across every sale on the register is £218,000. 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 Pinnacle Hill, Bexleyheath?

104 sales are on record for Pinnacle Hill, Bexleyheath, the most recent completing on 18 Jul 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Pinnacle Hill, Bexleyheath house prices actually risen?

In cash, the median rose +319.4% between 2002 and 2022. In 2026 money — that is, after inflation — the change is +151.9%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Pinnacle Hill, Bexleyheath house prices at their highest?

The highest yearly median on record is £520,000, set in 2022. 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 Pinnacle Hill, Bexleyheath?

£2,703 per square metre, from the 31 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 18 Jul 2025. 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, “Pinnacle Hill, Bexleyheath 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.