Feb 07, 2023 by HM

House prices in Beckenham (BR3 3)

This article reveals price per square metre data and various charts to help you understand current housing market in Beckenham (BR3 3).

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. 207, Croydon Road, Beckenham, sold for £875,000 on Sep-2023. Given the internal area of 152 square metres, the price per sqm is £5,756.

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. £5,700-£6,000, £6,000-£6,300, £6,300-£6,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 220 sales in Beckenham (BR3 3) that took place in the last two years.

Distribution of £ per sqm for Beckenham (BR3 3)
Distribution of £ per sqm house prices in Beckenham

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 3). Of the 220 transactions, half were sold for between £5,200 and £6,820 per square metre. Notably, only 25% of properties that sold recently were valued at more than £6,820m2. 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 3' is £6,090. The table below shows how 'BR3 3' 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 3 (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 3 and the blue dots are the individual property sales that inform this trend.

Price per square metre in Beckenham (BR3 3) over time
House price trends for Beckenham

Hover on any blue dot to see details of specific sales

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.

Property price heatmap for Beckenham
House price heatmap for Beckenham

Street level data

Street Avg size Avg £/m2 Recent sales
Eden Way, Beckenham, BR3 3D 117m2 £4,920 23
Eden Park Avenue, Beckenham, BR3 3J 97m2 £6,053 20
Eden Park Avenue, Beckenham, BR3 3H 100m2 £5,544 17
Upper Elmers End Road, Beckenham, BR3 3H 116m2 £4,768 16
Upper Elmers End Road, Beckenham, BR3 3Q 87m2 £4,806 16
Village Way, Beckenham, BR3 3N 134m2 £6,112 15
Upper Elmers End Road, Beckenham, BR3 3D 111m2 £3,955 14
Merlin Grove, Beckenham, BR3 3H 109m2 £5,588 14

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
207, Croydon Rd, Beckenham £875,000
152 5,756
38, Glanfield Rd, Beckenham £775,000
111 6,981
32, Elwill Way, Beckenham £1,794,000
237 7,569

See the entire list of all sales in Beckenham (BR3 3) here.


HouseMetric is a hobby, created out of a desire to see data and analysis not present on any free to use website. It is still a work in progress and I'll add more stuff in the near future.