Houses in Eltham typically sell for about £475,000, and the word doing the work there is houses. A flat comes in nearer £300,000. A semi goes past £600,000. Prices have hardly moved in a year. Eltham is priced for the family that needs a third bedroom, and that family makes up most of the people bidding.
The Land Registry recorded 441 sales in the Eltham district in the year to May 2026, with a typical price of about £475,000. Flats fetched around £303,000 across 112 sales, and terraces about £480,000 across 175. The 131 semis went for about £615,000. Only 23 detached houses changed hands, at about £700,000. That last figure rests on so few kitchens that a single big sale moves it, and most of the step up from a terrace to a semi pays for a side passage.
The Land Registry's house price index for the area put the average at about £463,000 in May 2026, up 0.1% on a year earlier, which is the index's way of saying nothing happened. Flats did a bit worse, slipping 1.8% over the same twelve months. That fall is small, though it is still a fall, and it lands on the cheapest way into Eltham. First-time buyers can take some comfort in that, and the people selling flats to them will take less.
Band C is the most common council-tax band in Eltham, and only about 14% of homes are in bands A and B. The Royal Borough of Greenwich charges about £2,108 a year for a band D home. Get the band confirmed for the actual house, because a conversion or extension can bump a property up the valuation list without anyone telling the next owner.
For renters, typical private rent across the Royal Borough of Greenwich came to about £1,950 a month in April 2026, up about 4% on the year. That figure is a mean from the Office for National Statistics' rent index, taken across the whole borough, so it covers riverside towers as well as Eltham's semis. By size, the borough averages about £1,530 a month for one bedroom, £1,890 for two, £2,190 for three and £2,940 for four or more. Studio and room rents are not published. The gap between two bedrooms and three is about £300 a month, which is a cheap price for a door that shuts.
The Office for National Statistics models typical gross household income in Eltham at about £76,000 for the financial year to March 2023. That is before tax and three years old, and a typical house at about £475,000 still needs a large mortgage on top of it. A flat is within reach for a household on that income. A semi is a stretch that two incomes and a generous lender will have to cover.
Measured by floor area, the typical Eltham sale went for about £5,630 per square metre, with a typical home of about 89 square metres behind it. That covers the 87% of sales that could be matched to an energy certificate, which is most of them but leaves out a few. Eighty-nine square metres is a family house without much spare room, and the price per square metre is what you pay for the garden around it.
The 2021 Census counted about 13% of Eltham homes with one bedroom, 24% with two, 45% with three and 18% with four or more. Three bedrooms is the local default, so anyone who wants more than that is competing for a much smaller slice of the stock than the area's size suggests.
Eltham's prices are middling for this corner of London: a sensible spend if you want a three-bed with outdoor space, and an unremarkable one if you were hoping the suburbs would come with a discount.