Rectory Road, Beckenham

House prices, sold prices and local information for BR3 1TU, BR3 1XF, BR3 1HR.

Average price (last 12 months)
£269,375
4 sales
Average price (since 2016)
£328,230
81 sales
Price range
£85k – £888k
lowest to highest sale
Last sale
21 Jul 2026
BR3 1XF

At a glance

House prices£269k average56% below the Beckenham average CrimeHigher than averageHigher crime than about 80% of neighbourhoods in England DeprivationLess deprived than mostDecile 7 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station6 min walkBeckenham Junction Tram Stop Schools2 rated Good or betterWithin 1.5 miles, 1 Outstanding Ultrafast broadband99% of homesNational average 80%

81 property sales on Rectory Road, Beckenham have been recorded by HM Land Registry since 2016. In the last 12 months 4 homes sold here for an average of £269,375. Most sales here are flat homes, which have sold for an average of £293,995. Average sale prices fell from £450,390 in 2016 to £269,375 in 2026 (-40%), though averages on a single street can swing with the mix of homes sold. That is 56% below the Beckenham average of £613,556 over the same period. 17 homes here have sold more than once since 2016; 11 of them sold for more the second time.

House prices on Rectory Road compared

Rectory Road£269,375
BR3 postcode area£613,556
Beckenham£613,556
England & Wales£356,718

Average sale price over the last 12 months. See all BR3 house prices.

Average sale price by year

2016: £450,390 (10 sales)2016£450k2017: £275,333 (9 sales)2017£275k2018: £250,722 (9 sales)2018£251k2019: £336,833 (3 sales)2019£337k2020: £252,500 (3 sales)2020£253k2021: £379,175 (8 sales)2021£379k2022: £390,091 (11 sales)2022£390k2023: £219,000 (5 sales)2023£219k2024: £218,377 (11 sales)2024£218k2025: £460,144 (8 sales)2025£460k2026: £269,375 (4 sales)2026£269k

Prices by property type

TypeSalesAverage priceLast sold
Flat74£293,99521 Jul 2026
Semi-detached3£799,83319 Feb 2021
Detached2£615,5009 Aug 2024
Terraced2£600,25029 Apr 2022

Sold prices on Rectory Road

AddressDatePriceTypeTenure
17, Montague Lodge, 95, Rectory Road BR3 1XF 21 Jul 2026£85,000 FlatLeasehold
12, Bouverie Lodge, 4, Rectory Road BR3 1TU 30 Mar 2026£242,500 FlatLeasehold
22, Bouverie Lodge, 4, Rectory Road BR3 1TU 13 Mar 2026£250,000 FlatLeasehold
Flat 4, Rectory Court, 20, Rectory Road BR3 1JA 31 Jan 2026£500,000 FlatLeasehold
Flat 5, Gleneagle Lodge, 51, Rectory Road BR3 1HR 14 Oct 2025£435,000 FlatLeasehold
Flat 8, Gleneagle Lodge, 51, Rectory Road BR3 1HR 9 Oct 2025£292,500 FlatLeasehold
Flat 3, Rectory Court, 20, Rectory Road BR3 1JA 25 Jul 2025£413,125 FlatLeasehold
Flat 21, Queens Court, 53, Rectory Road BR3 1HS 3 Jun 2025£355,000 FlatLeasehold
Flat 12, Gleneagle Lodge, 51, Rectory Road BR3 1HR 28 Mar 2025£475,000 FlatLeasehold
Flat 10, Wooderson Court, 55, Rectory Road BR3 1HQ 28 Mar 2025£640,000 FlatLeasehold
Flat 13, Wooderson Court, 55, Rectory Road BR3 1HQ 28 Mar 2025£530,000 FlatLeasehold
Penthouse, Bouverie Lodge, 4, Rectory Road BR3 1TU 27 Feb 2025£550,000 FlatLeasehold
Flat 7, Wooderson Court, 55, Rectory Road BR3 1HQ 29 Jan 2025£540,530 FlatLeasehold
2, Bouverie Lodge, 4, Rectory Road BR3 1TU 2 Dec 2024£270,000 FlatLeasehold
Flat 1, Queens Court, 53, Rectory Road BR3 1HS 29 Nov 2024£235,000 FlatLeasehold
2A, Rectory Road BR3 1HW 9 Aug 2024£491,000 DetachedFreehold
18, Montague Lodge, 95, Rectory Road BR3 1XF 9 Aug 2024£155,000 FlatLeasehold
Flat 15, Gleneagle Lodge, 51, Rectory Road BR3 1HR 2 Jul 2024£450,000 FlatLeasehold
26, Bouverie Lodge, 4, Rectory Road BR3 1TU 24 Jun 2024£241,900 FlatLeasehold
12, Montague Lodge, 95, Rectory Road BR3 1XF 10 Jun 2024£120,000 FlatLeasehold
32, Montague Lodge, 95, Rectory Road BR3 1XF 17 May 2024£114,250 FlatLeasehold
2, Montague Lodge, 95, Rectory Road BR3 1XF 5 Apr 2024£100,000 FlatLeasehold
28, Montague Lodge, 95, Rectory Road BR3 1XF 29 Mar 2024£105,000 FlatLeasehold
6, Bouverie Lodge, 4, Rectory Road BR3 1TU 22 Mar 2024£245,000 FlatLeasehold
4, Montague Lodge, 95, Rectory Road BR3 1XF 19 Mar 2024£110,000 FlatLeasehold
27, Bouverie Lodge, 4, Rectory Road BR3 1TU 29 Sep 2023£270,000 FlatLeasehold
9 - 11, Rectory Road BR3 1JB 31 Jul 2023£7,875,000 OtherFreehold
8, Bouverie Lodge, 4, Rectory Road BR3 1TU 19 May 2023£260,000 FlatLeasehold
20, Montague Lodge, 95, Rectory Road BR3 1XF 31 Mar 2023£90,000 FlatLeasehold
22, Bouverie Lodge, 4, Rectory Road BR3 1TU 13 Jan 2023£230,000 FlatLeasehold
28, Bouverie Lodge, 4, Rectory Road BR3 1TU 12 Jan 2023£245,000 FlatLeasehold
Flat 5, Queens Court, 53, Rectory Road BR3 1HS 5 Dec 2022£262,500 FlatLeasehold
6, Montague Lodge, 95, Rectory Road BR3 1XF 29 Jul 2022£240,000 FlatLeasehold
Flat 3, Gleneagle Lodge, 51, Rectory Road BR3 1HR 23 May 2022£300,000 FlatLeasehold
Flat 10, 14, Rectory Road BR3 1HW 18 May 2022£400,000 FlatLeasehold
21, Rectory Road BR3 1HL 29 Apr 2022£560,000 TerracedFreehold
37, Rectory Road BR3 1HL 22 Apr 2022£640,500 TerracedFreehold
Flat 4, Gleneagle Lodge, 51, Rectory Road BR3 1HR 13 Apr 2022£415,000 FlatLeasehold
33, Montague Lodge, 95, Rectory Road BR3 1XF 5 Apr 2022£108,000 FlatLeasehold
Flat 1, Wooderson Court, 55, Rectory Road BR3 1HQ 29 Mar 2022£675,000 FlatLeasehold
10, Montague Lodge, 95, Rectory Road BR3 1XF 7 Mar 2022£165,000 FlatLeasehold
Flat 9, Rectory Court, 20, Rectory Road BR3 1JA 18 Feb 2022£525,000 FlatLeasehold
Flat 13, Queens Court, 53, Rectory Road BR3 1HS 9 Nov 2021£240,000 FlatLeasehold
23, Bouverie Lodge, 4, Rectory Road BR3 1TU 1 Nov 2021£265,000 FlatLeasehold
31, Montague Lodge, 95, Rectory Road BR3 1XF 30 Sep 2021£160,000 FlatLeasehold
Flat 1, Rectory Court, 20, Rectory Road BR3 1JA 29 Sep 2021£485,581 FlatLeasehold
Flat 16, 16, Rectory Road BR3 1HW 17 Aug 2021£300,000 FlatLeasehold
Flat 8, Gleneagle Lodge, 51, Rectory Road BR3 1HR 23 Jun 2021£310,000 FlatLeasehold
Flat 8, Wooderson Court, 55, Rectory Road BR3 1HQ 19 Mar 2021£470,000 FlatLeasehold
83, Rectory Road BR3 1HR 19 Feb 2021£888,000 Semi-detachedFreehold
12

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
17, Montague Lodge, 95, Rectory Road £178,000 (Apr 2018) → £85,000 (Jul 2026) -52%
over 8 yrs
12, Bouverie Lodge, 4, Rectory Road £245,000 (Aug 2017) → £242,500 (Mar 2026) -1%
over 9 yrs
22, Bouverie Lodge, 4, Rectory Road £230,000 (Jan 2023) → £250,000 (Mar 2026) +9%
over 3 yrs
Flat 5, Gleneagle Lodge, 51, Rectory Road £400,000 (Jan 2018) → £435,000 (Oct 2025) +9%
over 8 yrs
Flat 8, Gleneagle Lodge, 51, Rectory Road £310,000 (Jun 2021) → £292,500 (Oct 2025) -6%
over 4 yrs
Flat 21, Queens Court, 53, Rectory Road £300,000 (Jun 2018) → £335,000 (Mar 2020) → £355,000 (Jun 2025) +18%
over 7 yrs
Flat 12, Gleneagle Lodge, 51, Rectory Road £435,000 (Apr 2017) → £475,000 (Mar 2025) +9%
over 8 yrs
2, Bouverie Lodge, 4, Rectory Road £275,000 (Jul 2017) → £270,000 (Dec 2024) -2%
over 7 yrs
Flat 15, Gleneagle Lodge, 51, Rectory Road £405,000 (Oct 2017) → £450,000 (Jul 2024) +11%
over 7 yrs
12, Montague Lodge, 95, Rectory Road £122,500 (May 2018) → £120,000 (Jun 2024) -2%
over 6 yrs
20, Montague Lodge, 95, Rectory Road £180,000 (Jun 2017) → £90,000 (Mar 2023) -50%
over 6 yrs
6, Montague Lodge, 95, Rectory Road £224,820 (Feb 2021) → £240,000 (Jul 2022) +7%
over 1 yr
10, Montague Lodge, 95, Rectory Road £155,000 (Mar 2018) → £165,000 (Mar 2022) +6%
over 4 yrs
Flat 1, Rectory Court, 20, Rectory Road £370,000 (May 2018) → £485,581 (Sep 2021) +31%
over 3 yrs
Flat 16, 16, Rectory Road £278,000 (Nov 2017) → £300,000 (Aug 2021) +8%
over 4 yrs
83, Rectory Road £771,500 (Jun 2016) → £888,000 (Feb 2021) +15%
over 5 yrs
10, Bouverie Lodge, 4, Rectory Road £245,000 (Sep 2016) → £260,000 (Jul 2020) +6%
over 4 yrs

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Crime and flood risk near Rectory Road

Crime

288 crimes were reported within about a mile of Rectory Road in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Higher crime than about 80% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences78
Anti-social behaviour58
Vehicle crime52
Other theft23
Shoplifting17
Burglary14

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Rectory Road is in or near 4 Environment Agency flood areas:

  • Chaffinch Brook and St James Stream at Elmers End Flood warning area
  • Beck at Beckenham Flood warning area
  • Ravensbourne area in the London Boroughs of Lewisham, Bromley, Greenwich and Croydon Flood alert area
  • Groundwater flooding in South East London Flood alert area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Rectory Road

SchoolTypeAgesOfstedDistance
Harris Primary Academy Beckenham Green 205 pupils Primary 4–11 Outstanding Report 0.3 mi
Balgowan Primary School 632 pupils Primary 4–11 Report 0.4 mi
Harris Primary Academy Beckenham 434 pupils Primary 4–11 Report 0.5 mi
Harris Academy Beckenham 1,302 pupils Secondary 11–18 Report 0.5 mi
Worsley Bridge Primary School 324 pupils Primary 4–11 Report 0.6 mi
Churchfields Primary School 480 pupils Primary 3–11 Good Report 0.7 mi
Clare House Primary School 400 pupils Primary 4–11 Report 0.8 mi
St Christophers The Hall School 216 pupils Other independent school 2–11 Report 0.8 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around and local GPs

Train, tram & metro stations

  • Beckenham Junction station 0.3 mi · 7 min walk
  • Beckenham Junction station 0.3 mi · 7 min walk
  • Clock House station 0.4 mi · 8 min walk
  • Beckenham Junction Tram Stop 0.3 mi · 6 min walk
  • Beckenham Road Tram Stop 0.5 mi · 11 min walk

Nearest bus stops

  • Beckenham High Street / War Memorial (Stop R) 1 min walk
  • Beckenham High Street / War Memorial (Stop P) 1 min walk
  • Croydon Road / War Memorial (Stop T, CROYDON ROAD) 2 min walk
  • Croydon Road / War Memorial (Stop S) 2 min walk

GP surgeries

  • Elm House Surgery
    Beckenham Beacon, 379 Croydon Road, Beckenham · 0.2 mi
  • Bromleag Care Practice
    Beckenham Clinic, 14 The Crescent, Beckenham · 0.3 mi
  • Manor Road Surgery
    14 Manor Road, Beckenham · 0.4 mi
  • Cornerways Surgery
    50 Manor Road, Beckenham · 0.5 mi

Sources: Department for Transport (NaPTAN) and NHS England practice data. Walking times are estimates from straight-line distance.

Area profile

Deprivation

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This neighbourhood is in decile 7 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income: decile 6 of 10 · Crime: decile 2 of 10.

Homes

HereEng & Wales
Owned50.8%62.5%
Private rented43.0%20.3%
Social rented6.2%17.1%
Households1,091

People

HereEng & Wales
Under 1516.1%17.4%
Aged 15–6469.8%64.1%
Aged 65+14.1%18.6%
Residents2,165

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)99%80%
Gigabit-capable99%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Nearby streets in BR3

See all streets in Beckenham All streets in BR3