Beechcroft Road, London house prices are built from 367 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 14 Jan 2026. The median price paid across the whole record is £355,000. Across the 10 years from 2014 to 2024 the median moved -4.7% in cash — but once inflation is taken out, the change in 2026 money is -30.1%.
Median price paid
£355,000
Change in cash, 2014–2024
-4.7%
Change in real terms
-30.1%
Median per m²
£3,301
HM Land Registry367 sales68 with floor areaLatest sale 14 Jan 2026
Section 01
How Beechcroft Road, London prices moved
The chart tracks the median Beechcroft Road, London house price for every year with a recorded sale, from 1995 to 2024. 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 | £109,000 | £242,031 |
| 2000s | 9 | £370,000 | £674,031 |
| 2010s | 9 | £657,500 | £927,075 |
| 2020s | 5 | £934,000 | £954,304 |
The highest yearly median on record for Beechcroft Road, London is £1,130,000 in 2023; the lowest is £82,500 in 1995. Across the full 30-year record the cash median has moved from £82,500 to £715,000.
In 2026 money that first median is worth £183,189, so the real change over the whole record is +310.7% — about +4.99% 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: -4.7% in cash against -30.1% 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 |
|---|---|---|---|---|
| 186 | 14 Jan 2026 | Terraced | £1,180,000 | £1,180,000 |
| 236 | 7 Nov 2025 | Terraced | £1,495,000 | £1,527,500 |
| 2 | 17 Oct 2025 | Flat or maisonette | £695,000 | £710,109 |
| 59 | 25 Jul 2025 | Terraced | £1,150,000 | £1,175,000 |
| 92 | 17 Jan 2025 | Terraced | £942,000 | £962,478 |
| 164 | 12 Dec 2024 | Terraced | £750,000 | £789,179 |
| Flat A 120 | 12 Dec 2024 | Flat or maisonette | £680,000 | £715,522 |
| 100b | 20 Nov 2024 | Flat or maisonette | £625,000 | £657,649 |
| 108b | 23 Aug 2024 | Flat or maisonette | £790,000 | £831,269 |
| 98b | 14 Aug 2024 | Terraced | £430,000 | £452,463 |
| 168 | 2 Feb 2024 | Terraced | £865,000 | £910,187 |
| 30 | 15 Dec 2023 | Terraced | £1,030,000 | £1,112,874 |
| 190 | 16 Aug 2023 | Terraced | £1,130,000 | £1,220,920 |
| 118 | 11 Aug 2023 | Terraced | £1,376,500 | £1,487,253 |
| 99 | 10 Aug 2023 | Terraced | £1,201,000 | £1,297,632 |
| 116a | 22 Jun 2023 | Flat or maisonette | £700,000 | £756,322 |
| 234 | 13 Apr 2023 | Terraced | £1,550,000 | £1,674,713 |
| 58 | 20 Jan 2023 | Terraced | £835,000 | £902,184 |
| Ground Floor Flat At 114 | 7 Oct 2022 | Flat or maisonette | £623,000 | £721,800 |
| 95 | 16 Sep 2022 | Terraced | £1,250,000 | £1,448,233 |
| 96 | 31 Aug 2022 | Terraced | £977,350 | £1,132,345 |
| 84 | 22 Jul 2022 | Terraced | £1,080,000 | £1,251,274 |
| 23 | 22 Jul 2022 | Terraced | £900,000 | £1,042,728 |
| 20 | 15 Jul 2022 | Terraced | £1,030,000 | £1,193,344 |
| Flat E 202 | 12 Jul 2022 | Flat or maisonette | £390,000 | £451,849 |
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 Beechcroft Road, London values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 186 Beechcroft Road | £436,000 (2011) | £1,180,000 (2026) | +6.9% | +3.9% |
| 236 Beechcroft Road | £500,000 (2009) | £1,495,000 (2025) | +7.1% | +4.0% |
| 2 Beechcroft Road | £42,500 (1996) | £695,000 (2025) | +10.1% | +7.3% |
| 59 Beechcroft Road | £239,995 (1998) | £1,150,000 (2025) | +6.0% | +3.2% |
| FLAT A 120 Beechcroft Road | £495,000 (2015) | £680,000 (2024) | +3.6% | +0.3% |
| 100B Beechcroft Road | £58,500 (1997) | £625,000 (2024) | +9.2% | +6.4% |
| 108B Beechcroft Road | £599,950 (2016) | £790,000 (2024) | +3.5% | -0.1% |
| 98B Beechcroft Road | £69,500 (1997) | £430,000 (2024) | +7.0% | +4.2% |
| 30 Beechcroft Road | £905,000 (2018) | £1,030,000 (2023) | +2.6% | -1.6% |
| 190 Beechcroft Road | £282,000 (2002) | £1,130,000 (2023) | +6.8% | +3.9% |
| 118 Beechcroft Road | £592,000 (2007) | £1,376,500 (2023) | +5.4% | +2.3% |
| 99 Beechcroft Road | £309,950 (2000) | £1,201,000 (2023) | +6.1% | +3.3% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Beechcroft Road, London 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 | 210 | 57.2% | £420,000 | £30,000 – £1,550,000 |
| Flat or maisonette | 136 | 37.1% | £219,000 | £51,500 – £1,030,000 |
| Semi-detached | 19 | 5.2% | £370,000 | £119,500 – £1,200,000 |
| Detached | 2 | 0.5% | £375,000 | £375,000 – £976,000 |
Section 06
Ownership and new build in Beechcroft Road, London
134 of the sales on record are leasehold and 233 freehold — 36.5% 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 £217,750 and the median freehold sale £420,000 — a gap of +92.9%. 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 | 134 | 36.5% | £217,750 |
| Freehold | 233 | 63.5% | £420,000 |
| New build | 17 | 4.6% | £318,950 |
| Existing home | 350 | 95.4% | £369,000 |
New builds sold for less than the median existing home — -13.6%. 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 3 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 Beechcroft Road, London
Every certificate carries an energy efficiency band as well as a floor area. Across Merton, 44.2% of 103,432 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.
| Energy band | Certificates | Share |
|---|---|---|
| A | 313 | 0.3% |
| B | 8,987 | 8.7% |
| C | 36,417 | 35.2% |
| D | 41,053 | 39.7% |
| E | 13,543 | 13.1% |
| F | 2,390 | 2.3% |
| G | 729 | 0.7% |
The Office for National Statistics puts the mean private rent in Merton at £2,134 a month as of Jun 2026 — £1,610 for a one-bedroom home and £2,365 for three bedrooms.
Against the median sale of £355,000 here, that rent is a gross yield of 7.21% 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 SW17, 715 crimes were recorded in Jun 2026: 250 violent, 24 burglary, 48 vehicle-related and 169 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 4.3 times busier.
Against the 215,186 residents the 2021 census counted in Merton, that is 3.32 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.
Section 08
The neighbourhood around Beechcroft Road, London
The 2021 census counted 215,186 residents in Merton across 81,726 households. 56.7% of those households own their home and 43.3% rent — a split the sold record cannot show, because only owners appear in it.
15 state and independent schools have a SW17 postcode: 12 primary, 3 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 |
|---|---|---|---|
| Graveney School | Secondary | Academy converter | 2,332 |
| Burntwood School | Secondary | Academy converter | 1,462 |
| Gatton (VA) Primary School | Primary | Voluntary aided school | 629 |
| Ernest Bevin Academy | Secondary | Academy converter | 572 |
| Hillbrook School | Primary | Foundation school | 567 |
| Furzedown Primary School | Primary | Community school | 400 |
| Tooting Primary School | Primary | Free schools | 399 |
| Sellincourt Primary School | Primary | Community school | 396 |
| Rutherford House School | Primary | Free schools | 376 |
| Links Primary School | Primary | Community school | 290 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Tooting Broadway Station | Tram | 0.4 km |
| Tooting Broadway Underground Station | Metro or underground | 0.4 km |
| Tooting Bec Underground Station | Metro or underground | 0.6 km |
| Tooting Bec Station | Tram | 0.7 km |
Section 09
How Beechcroft Road, London compares
The median across the whole archive is £157,500. Beechcroft Road, London sits above that national figure — +125.4%.
Within London the street ranks 7398 of 21431 by median price, and its median is above the town figure of £285,000 (+24.6%).
Where an EPC floor area could be matched to the sale, the median works out at £3,301 per square metre, across 68 of the 367 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 £30,000 to £1,550,000. 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.
Beechcroft Road, London sits in Merton, in London.
The Office for National Statistics puts the median home in Merton at 14.2 times median local earnings of £38,471 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
Streets nearby
- Balham High Road£225,000 median
- Trinity Road£297,750 median
- Church Lane£199,950 median
- Longley Road£200,000 median
- Macmillan Way£233,000 median
- Trevelyan Road£250,000 median
- Mitcham Road£186,000 median
- Massingberd Way£205,000 median
- Henry Doulton Drive£164,950 median
- Franciscan Road£250,000 median
- College Gardens£247,500 median
- Burntwood Lane£351,550 median
- Derinton Road£265,000 median
- Links Road£260,000 median
- Robinson Road£205,000 median
- Louisville Road£424,500 median
Addresses with more than one recorded sale
- 6 Beechcroft Road10 sales
- 11 Beechcroft Road9 sales
- 2B Beechcroft Road7 sales
- 8 Beechcroft Road7 sales
- 178 Beechcroft Road7 sales
- 84 Beechcroft Road6 sales
- 230B Beechcroft Road6 sales
- 160 Beechcroft Road6 sales
- 152 Beechcroft Road6 sales
- 148 Beechcroft Road6 sales
- 12 Beechcroft Road6 sales
- 9 Beechcroft Road6 sales
- 59 Beechcroft Road5 sales
- 98B Beechcroft Road5 sales
- 206 Beechcroft Road5 sales
- 214 Beechcroft Road5 sales
- 16 Beechcroft Road5 sales
- 2 Beechcroft Road4 sales
- 190 Beechcroft Road4 sales
- 99 Beechcroft Road4 sales
- 116A Beechcroft Road4 sales
- 95 Beechcroft Road4 sales
- 20 Beechcroft Road4 sales
- FLAT E, 202 Beechcroft Road4 sales
Back to London house prices.
Quick answers
Common questions about this data
What is the average house price in Beechcroft Road, London?
The median price paid in Beechcroft Road, London across every sale on the register is £355,000. 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 Beechcroft Road, London?
367 sales are on record for Beechcroft Road, London, the most recent completing on 14 Jan 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Beechcroft Road, London house prices actually risen?
In cash, the median rose -4.7% between 2014 and 2024. In 2026 money — that is, after inflation — the change is -30.1%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Beechcroft Road, London house prices at their highest?
The highest yearly median on record is £1,130,000, set in 2023. 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 Beechcroft Road, London?
£3,301 per square metre, from the 68 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 14 Jan 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, “Beechcroft Road, London 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.