Feb 07, 2023 by HM

House prices in Beckenham (BR3 1)

This article reveals price per square metre data and various charts to help you understand current housing market in Beckenham (BR3 1).

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Price per square metre

Knowing the average house price in Beckenham is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

E.g. 7, Nettlestead Close, Beckenham, sold for £240,000 on Oct-2023. Given the internal area of 47 square metres, the price per sqm is £5,106.

England & Wales have been officially metric for many decades. However house price per square foot is sometimes prefered by those of sufficiently advanced age. They may want to convert metres on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £5,150-£5,500, £5,500-£5,850, £5,850-£6,200 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 256 sales in Beckenham (BR3 1) that took place in the last two years.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

That said, the spread of prices will give you a feel of the typical range to expect in Beckenham (BR3 1). Of the 256 transactions, half were sold for between £5,050 and £6,370 per square metre. Notably, only 25% of properties that sold recently were valued at more than £6,370m². For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

For the average, we calculate the 'median' or middle price. The median price per square metre in 'BR3 1' is £5,660. The table below shows how 'BR3 1' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
BR3 5 Beckenham	£5,070m2	£5,550m2	£6,130m2
BR3 6 Beckenham	£5,320m2	£5,990m2	£7,100m2
BR3 1 Beckenham	£5,050m2	£5,660m2	£6,370m2
BR3 3 Beckenham	£5,200m2	£6,090m2	£6,820m2
BR3 4 Beckenham	£5,420m2	£6,210m2	£6,850m2

Will Beckenham house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the scatter plot below for BR3 1 (Beckenham). From this one could infer a range of reasonable possible future price falls or rises. In the chart below, the red dashed line is the house price trend for BR3 1 and the blue dots are the individual property sales that inform this trend.

Disclaimer: The data provided throughout this website about Beckenham and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information. Furthermore, I cannot guarantee the accuracy of any data shown. This information is based on sold prices and internal area data provided by Land Registry and other third parties - I do not verify the accuracy of the Beckenham data or any other data I am given.

Price map for Beckenham

I've just finished coding the map I link to below. I find it useful and I am sure it will help you in exploring Beckenham. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values. I will explain more about the methodology and create a key next week.

House price heatmap for Beckenham

Street level data

Street	Avg size	Avg £/m2	Recent sales
Copers Cope Road, Beckenham, BR3 1N	75m2	£5,500	67
Park Road, Beckenham, BR3 1Q	78m2	£5,826	41
Brackley Road, Beckenham, BR3 1R	68m2	£5,461	38
Kent House Road, Beckenham, BR3 1J	143m2	£5,738	22
Kings Hall Road, Beckenham, BR3 1L	138m2	£6,335	19
The Drive, Beckenham, BR3 1E	111m2	£6,488	18
Kent House Lane, Beckenham, BR3 1L	91m2	£5,854	17
Barnmead Road, Beckenham, BR3 1J	137m2	£6,592	17

Search for your street here.

Raw data

Our analysis of Beckenham is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address	Paid	m2	£/m2
7, Nettlestead Close, Beckenham	£240,000 Oct-2023	47	5,106
35, Embassy Gardens, Beckenham	£370,000 Sep-2023	63	5,873
21, Hanson Close, Beckenham	£360,000 Sep-2023	53	6,792

See the entire list of all sales in Beckenham (BR3 1) here.