Property investment stats for Beckenham, London
A complete guide to property investment in Beckenham.
Last updated: 10 January 2026
Investment summary
Beckenham sits comfortably in the leafy suburbs, with a housing market that’s neither frantic nor sluggish. The average rental yield is 5.2%, which is fairly robust for this part of London, and the area’s price-to-income ratio of 7.0 puts it in a middle ground for affordability by London standards. Capital growth over the past year has changed by -1.8%, but looking at the three-year picture, growth is a steadier 4.2%. This suggests that while short-term gains may be muted, the longer-term trend is quietly positive.
Families and established professionals dominate here, with a strong showing in the 30-40 age group and a high proportion of degree-educated residents. Liquidity is reasonable, with homes spending an average of 59 days on the market and annual sales at 766.
Key investment stats for Beckenham
Median price per sq ft
£547 / sq ft
Average rental yield
5.2%
Capital growth (1y)
-1.8%
Sales in past year
766
* Property stats calculated for last full calendar year (2024).
Live property stats in Beckenham
Live prices in Beckenham, London
* Extreme prices clipped for legibility
Properties for sale
Median price
£450,000
25% of properties below...
£325,000
75% of properties below...
£725,000
Most expensive property
£3,000,000
Live listings
365
Median days on market
59
Should you invest in Beckenham?
Opportunities
- Rental yields are attractive, with the average at 5.2% and the top postcode district achieving 5.1%.
- The area’s strong professional and degree-educated population in the 80th percentile and above supports stable demand for quality homes.
- Family-sized houses and larger flats are in demand, with current median asking rents for a 3-bedroom house at £2,250 and for a 2-bedroom flat at £1,800.
Risks
- Capital growth over the last year has changed by -1.8%, so short-term appreciation is uncertain.
- Affordability is a challenge for some buyers, given the price-to-income ratio of 7.0 and a rent-to-income ratio of 26.5%.
- Achieved prices are typically £5,000 (the typical achieved discount) below asking, suggesting buyers have some bargaining power and sellers may need to be flexible.
Outlook
Beckenham’s outlook is steady rather than spectacular. The annualised growth over three years is 1.4%, which isn’t headline-grabbing but does suggest resilience.
With a high proportion of professionals and families, the area’s fundamentals look solid, and rental demand should stay strong. Affordability will remain a hurdle for some, but this is par for the course in London’s established suburbs. Investors should expect slow and steady performance rather than rapid gains, but long-term stability is a real asset in itself.
Property market trends in Beckenham
Average yield (%)
Median price per sq ft (£/sq ft)
Live properties in Beckenham
Investment properties in Beckenham, London
£156,000
1 bedroom retirement property for sale
Wickham Road, Beckenham, BR3
£175,000
1 bedroom apartment for sale
Beck Court, Beckenham
£80,000
1 bedroom retirement property for sale
Rectory Road, Beckenham, BR3
£2,495,000
5 bedroom detached house for sale
Malmains Way, Beckenham, Kent, BR3
£75,000 - Guide Price
1 bedroom flat for sale
Rectory Road, Beckenham, BR3
£1,250,000 - Guide Price
6 bedroom detached house for sale
Albemarle Road, Beckenham, BR3
Achieved vs asking prices
Key takeaway: Balanced market
On average, properties sell slightly below asking; careful comp analysis is key.
Headline stats
• Median discount: £5,000
• 1 in 4 properties sell at > £18,810 below asking
• 1 in 10 properties sell at > £35,400 below asking
In percentage terms:
• Median discount of 1.2%
• 25% of properties discounted by > 3.3%
• 10% of properties discounted by > 5.5%
Best places to invest in Beckenham
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.