# House prices in BR3 3 (Eden Park)

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

## Defining 'BR3 3'

This analysis is limited to properties whose postcode starts with "BR3 3", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Eden Park.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

## Price per square metre

Knowing the average house price in Eden Park 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. 51, Birchwood Avenue, Eden Park, Beckenham, sold for £795,000 on Mar-2024. Given the internal area of 133 square metres, the price per sqm is £5,977.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters 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 Eden Park (BR3 3) that took place in the last two years.

##### Distribution of £ per sqm for Eden Park, Beckenham
Distribution of £ per sqm house prices in Eden Park

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.

The spread of prices will give you a feel of the typical range to expect in Eden Park (BR3 3). Of the 220 transactions, half were sold for between £5,410 and £6,920 per square metre. The median, or 'middle', price per square metre in 'BR3 3' is £6,190. Notably, only 25% of properties that sold recently were valued at more than £6,920 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

## Price map for Eden Park, Beckenham

Do have a look at the interactive price map I created. 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.

House price heatmap for Eden Park, Beckenham

## Comparison with neighbouring postcode sectors

The table below shows how 'BR3 3' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
BR3 1 Beckenham Junction £5,000 sqm £5,570 sqm £6,390 sqm
BR3 6 Beckenham Junction £5,310 sqm £5,970 sqm £7,040 sqm
BR3 5 Beckenham Junction £5,100 sqm £5,590 sqm £6,250 sqm
BR3 3 Eden Park £5,410 sqm £6,190 sqm £6,920 sqm
BR3 4 Elmers End £5,420 sqm £6,310 sqm £6,890 sqm

## 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 chart below for BR3 3 (Eden Park) compared with both the wider area BR3 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

##### Historic price per square metre in Eden Park,Beckenham
House price trends for Eden Park

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

##### Most recent BR3 3 sales
Recent trends for Eden Park

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Beckenham to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. 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.

## Street level data

Street Avg size Avg £sqm Recent sales
Eden Park Avenue, Eden Park, BR3 3J 96 sqm £6,218 23
Eden Way, Eden Park, BR3 3D 117 sqm £4,949 20
Upper Elmers End Road, Eden Park, BR3 3H 117 sqm £5,014 18
Eden Park Avenue, Eden Park, BR3 3H 100 sqm £5,572 18
Upper Elmers End Road, Eden Park, BR3 3Q 87 sqm £4,709 17
Village Way, Eden Park, BR3 3N 134 sqm £6,184 16
Merlin Grove, Eden Park, BR3 3H 109 sqm £5,775 16
Aviemore Way, Eden Park, BR3 3R 93 sqm £5,703 14

## Raw data

Our analysis of Eden Park 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.