About £364,000 is the middle, and the middle is a flat. Flats go for about £280,000. Semis go for about £775,000. Detached houses cost over a million. Belmont is two property markets sharing one postcode, and the median is mostly reporting on the cheaper one.
The Land Registry recorded 271 sales in Belmont in the year to May 2026, at a median of about £364,000. Flats made up the bulk, 163 of them, at a median of about £280,000. The 32 terraced houses went for about £550,000, the 25 semi-detached houses for about £775,000 and the 51 detached houses for about £1,200,000. So semis came in well above terraces, and with only 25 semis sold all year, a couple of big gardens on the right side of the Downs could pull that figure around. The detached houses are their own market altogether. A buyer looking at both ends of it is looking at two different suburbs.
The house-price index for the area rose by about 1% in the twelve months to May 2026, to an average of about £445,000, and flats fell by about 1% over the same period. Both changes are small enough to fit inside one good negotiation. Anyone hoping the year's movement will make a Belmont semi affordable is hoping for a much bigger number than the index has published.
Band C is the most common council-tax band in Belmont, and only about 9% of homes are in bands A or B, the two cheapest. Sutton Council charges about £2,380 a year for a band D home. Fewer than one home in ten is in the cheapest two bands, so a council-tax bill is not where buyers here are going to save money.
Private tenants across the London Borough of Sutton paid a mean of about £1,550 a month in April 2026, up about 3% on the year, according to the Office for National Statistics rent index, and there is no Belmont-only figure. By size, the Sutton mean runs from about £1,230 for one bedroom to about £1,550 for two, about £1,880 for three and about £2,480 for four or more. The two-bedroom figure lands almost exactly on the borough average, which makes the two-bed flat the one Sutton home whose rent needs no explaining.
The Office for National Statistics modelled average household income in Belmont at about £84,000 a year before tax and about £56,000 after tax, both for the financial year to March 2023. On that money the flats are within reach for a single household and the houses are a stretch that grows with every bedroom. Those incomes are three years old, and the house prices quoted above are not.
Of the sales that could be matched to an energy certificate's floor area, about 54% of the total, the median price was about £5,800 per square metre, and the typical home behind that figure had about 114 square metres of floor space. The rest of the sales had no certificate floor area to match, so the per-metre figure describes just over half of the market.
At the 2021 Census, about 22% of Belmont homes had one bedroom, 32% had two, 17% had three and 29% had four or more. The three-bedroom house, the size a growing family usually hunts for first, is the scarcest size of the four. A family that outgrows a two-bed flat here tends to find the next rung missing, with a jump to four bedrooms and a price to match. Ask any seller of a three-bed how many viewings they had, because the answer tells you how hard the bidding will be.
For south London, Belmont is reasonable value at the flat end and full price at the house end. That makes it one of the cheaper ways into a well-run part of Sutton for anyone who can live without the garden.