The Property perfectionist

The Bromley Market 20206. The numbers behind BR1 to BR7 – and how this year compares with last year

The property headlines at the moment are dominated by one story.

There are a lot more homes for buyers to choose from.

Rightmove says the number of properties currently available for sale is at a 12 year high for this time of year.

That immediately made me curious about what is actually happening here in Bromley.

National statistics are useful, but if you are trying to sell a house in Bromley, they do not tell you how many homes are coming onto the market in BR1, how quickly buyers are committing in BR3, how much competition there is in BR6 or what is happening to higher value homes in BR7.

So I went digging into the local numbers.

I analysed freehold inferred houses and bungalows across BR1, BR2, BR3, BR4, BR5, BR6 and BR7, comparing 1 January to 6 October 2026 with exactly the same period in 2025.

I looked at how many homes came to market, how many SSTC events were recorded, how many properties were withdrawn, how many price reductions took place, how many sales fell through and, importantly, how quickly newly launched homes managed to secure a buyer.

And the first number is significant.

Across BR1 to BR7, 2,805 homes were launched during the 2025 period.

This year there were 3,693.

That is an increase of 31.7%.

SSTC events increased too, but only from 1,991 to 2,419, an increase of 21.5%.

Price reduction events increased much faster, from 988 to 1,591.

That is a 61% increase.

Withdrawals increased from 2,445 to 2,604, up 6.5%, while fall throughs increased from 451 to 594, almost exactly in line with the increase in market activity.

So yes, Bromley sellers are facing more competition.

But the really interesting part starts when you break the market down postcode by postcode.

BR1

More homes are coming to market in BR1, but the market itself is holding up comparatively well.

There were 450 new listings during the 2025 period.

In 2026 that increased to 598, a rise of 32.9%.

SSTC events increased from 308 to 388.

Withdrawals increased from 402 to 448.

Price reduction events increased from 148 to 216.

Fall throughs increased from 83 to 93.

The median time for a property that did secure a buyer to reach SSTC moved only slightly, from 40 days in 2025 to 42 days this year.

The more useful comparison is what happened to newly launched homes within fixed periods.

In 2025, 28.1% of eligible BR1 listings secured a buyer within 28 days.

This year it is 25.7%.

At 60 days, conversion moved from 43.7% to 41.8%.

But by 90 days, the position actually improved slightly, from 51.3% to 52.8%.

That makes BR1 one of the more resilient postcode districts in the study.

The market becomes noticeably harder as values increase.

Terraced homes recorded a 60 day conversion rate of 45.7% in 2026, while detached homes managed 33.3%.

Homes below £750,000 were also considerably stronger. Properties between £500,000 and £749,999 achieved a 47.5% 60 day conversion rate, compared with 23.3% between £1.5 million and £1.99 million and just 14.3% above £2 million.

There are currently 229 available BR1 homes within the dataset.

97 have already reduced their asking price.

That is 42.4%.

94 have been available for more than 90 days.

That is 41%.

The median age of the current available stock is 67 days.

The median recorded reduction has also moved from £25,000 in 2025 to £30,000 this year, although the percentage reduction remains around 5.6%.

BR1 therefore has considerably more stock than a year ago, but the mainstream market is still functioning reasonably well. The slowdown is much more visible among detached and higher value homes.

BR2

BR2 is where the numbers become substantially more difficult.

There were 476 new listings during the comparison period in 2025.

This year there were 696.

That is an increase of 46.2%, the largest increase in supply of the seven postcode districts.

SSTC events increased from 339 to 400, but that increase was nowhere near the growth in new supply.

Withdrawals increased from 419 to 494.

Reduction events increased from 180 to 300.

Fall throughs increased from 91 to 116.

The median time to SSTC has increased from 44 days to 59 days.

And the fixed period conversion figures show that this is not simply a case of buyers taking a few extra days to make a decision.

In 2025, 25.9% of eligible BR2 listings found a buyer within 28 days.

This year only 16.6% did.

At 60 days, conversion fell from 41.0% to 32.3%.

At 90 days, it fell from 54.4% to 44.4%.

That is a ten percentage point deterioration at 90 days.

The weakness is broad, but it becomes particularly pronounced towards the upper end.

Detached houses achieved a 60 day conversion rate of just 22% this year.

Semi detached homes achieved 39%.

Terraced houses achieved 32.2%.

Between £500,000 and £749,999, the 60 day conversion rate has fallen from 44.8% to 35.5%.

Between £1 million and £1.49 million, it has fallen from 41.7% to 25.8%.

Above £2 million, just 1 of 18 eligible properties reached SSTC within 60 days.

Current competition is also substantial.

There are 297 available homes within the BR2 data.

146 have already reduced.

That is 49.2%.

147 have been available for more than 90 days.

That is 49.5%.

The median current listing has been available for 89 days.

The median recorded reduction moved from £45,000 to £42,525, while the median percentage reduction increased from approximately 5.2% to 5.7%.

Of all seven postcode districts, BR2 currently shows the clearest deterioration in the balance between sellers and buyers.

BR3

BR3 is the standout positive result.

There were 386 new listings during the 2025 comparison period and 443 this year.

That is an increase of 14.8%, by far the smallest increase in supply among the larger postcode markets analysed.

SSTC events increased from 268 to 326.

Withdrawals increased from 332 to 382.

Reduction events increased from 116 to 201.

Fall throughs increased from 57 to 68.

Median time to SSTC has moved from 39 days to 43 days.

But the fixed period conversion rates have held up remarkably well.

Within 28 days, conversion was 31.2% in 2025.

This year it is 30.9%.

At 60 days it has moved from 48.2% to 47.2%.

And at 90 days it has actually improved from 55.0% to 60.0%.

That gives BR3 both the strongest 28 day conversion rate in 2026 and one of the strongest 90 day figures.

The strength is not confined to one property type.

Terraced homes achieved a 50% 60 day conversion rate.

Semi detached homes achieved 47.2%.

Detached homes achieved 42.5%, which was actually an improvement on 2025.

The £500,000 to £749,999 market is particularly strong, with 69 of 123 eligible properties reaching SSTC inside 60 days.

That is 56.1%.

Even between £1.5 million and £1.99 million, the 60 day rate was 40.9%.

There are currently 165 available properties within the BR3 dataset.

81 have reduced, equivalent to 49.1%.

67 have been available for more than 90 days, equivalent to 40.6%.

Median time on market for current stock is 70 days.

The median recorded reduction remains £50,000, with a median percentage reduction of around 5.9%.

BR3 is therefore an important counterpoint to some of the more difficult numbers elsewhere.

More homes have come onto the market, but buyer conversion has broadly held and by 90 days has actually improved.

BR4

BR4 produces one of the more unusual patterns in the data.

Listings increased from 197 to 227.

SSTC events increased from 114 to 178.

Withdrawals increased from 158 to 198.

Reduction events increased from 62 to 103.

Fall throughs increased from 21 to 49.

Median time to SSTC, however, increased substantially from 30 days to 50 days.

At first glance that looks worrying.

But the fixed horizon data tells a more interesting story.

The percentage reaching SSTC within 28 days fell slightly from 29.8% to 27.2%.

At 60 days, however, it increased from 40.1% to 43.5%.

And by 90 days it had increased from 47.1% to 57.8%.

So BR4 properties are taking longer to find buyers, but a greater proportion are ultimately getting there within three months.

The market is predominantly concentrated between £500,000 and £1 million.

The £500,000 to £749,999 bracket saw 60 day conversion improve from approximately 39% to 48%.

The median recorded reduction moved from £42,500 to £50,000, while the median percentage reduction increased from around 5.0% to 5.8%.

There are currently 88 available properties within the BR4 data.

42 have reduced, equivalent to 47.7%.

43 have been available for more than 90 days, equivalent to 48.9%.

Median age of current available stock is 87 days.

BR4 is one of the smaller samples in this analysis, so individual changes need to be treated more cautiously than BR1, BR2 or BR6.

Nevertheless, the broad pattern is fascinating.

The market is slower, but that has not translated into poorer 90 day conversion.

BR5

BR5 has become noticeably softer.

Listings increased from 477 to 629.

That is an increase of almost 32%.

SSTC events increased much more modestly, from 378 to 411.

Withdrawals increased from 425 to 471.

Price reduction events increased from 162 to 249.

Fall throughs increased from 76 to 96.

Median time to SSTC increased from 42 days to 47 days.

The early conversion figures have deteriorated too.

Within 28 days, the percentage securing a buyer fell from 30.9% to 26.7%.

Within 60 days it fell from 49.1% to 40.4%.

At 90 days it fell from 59.9% to 51.0%.

That is a substantial deterioration at both 60 and 90 days.

But once again, the headline postcode figure hides a major difference between price brackets.

Below £500,000, the 2026 market remains comparatively strong, with 113 of 214 eligible homes finding a buyer within 60 days.

That is 52.8%.

Between £500,000 and £749,999, however, the 60 day rate has dropped from 42.3% to 30.2%.

Detached homes have also weakened significantly, with 60 day conversion falling from 37.8% to 21.3%.

Semi detached homes have softened from 50.0% to 43.9%.

There are currently 215 available BR5 properties within the data.

93 have reduced their asking price, equivalent to 43.3%.

88 have been available for more than 90 days, equivalent to 40.9%.

The median age of current stock is 76 days.

The median recorded reduction remains £25,000, although the median percentage has edged up from around 5.3% to 5.6%.

BR5 therefore illustrates particularly clearly why talking about an entire postcode as though it were one market can be misleading.

The affordable end is still moving.

The £500,000 plus family market has become considerably tougher.

BR6

BR6 contains some of the strongest numbers in the entire investigation.

There were 605 new listings during the 2025 comparison period.

This year there were 809.

That makes BR6 the largest market in the study and represents an increase in supply of 33.7%.

SSTC events increased from 440 to 541.

Withdrawals increased from 525 to 603.

Reduction events increased from 248 to 400.

Fall throughs increased from 98 to 125.

The median time to SSTC has increased from 51 days to 64 days.

That makes BR6 the slowest of all seven postcode districts.

Within 28 days, conversion has fallen from 27.6% to 21.0%.

At 60 days it has fallen from 39.3% to 34.8%.

At 90 days it has fallen from 48.8% to 45.4%.

The slowdown is not simply being caused by a handful of expensive detached houses.

Detached homes recorded a 60 day conversion rate of 30.3%.

Semi detached homes fell from 41.5% to 35.4%.

Terraced homes fell particularly sharply, from 53.1% in 2025 to 38.7% this year.

Bungalows achieved 37.9%.

At the very top end, however, the market becomes extremely thin.

Between £1.5 million and £1.99 million, only 1 of 13 eligible homes reached SSTC within 60 days.

Above £2 million, only 3 of 28 did.

Current competition is perhaps the most revealing figure.

There are 339 available BR6 homes within the dataset.

182 have already reduced.

That is 53.7%, the highest proportion of reduced current stock among the seven areas.

184 have been available for more than 90 days.

That is 54.3%.

Of those, 50 have been available for between 91 and 120 days.

64 have been available for between 121 and 180 days.

And 70 have been available for more than 180 days.

The median current listing has been available for 99 days.

The median recorded reduction has increased from £25,000 to £30,000, with the percentage moving from approximately 4.8% to 5.0%.

Of all the figures in this investigation, BR6’s current available stock may be the one that says the most about the challenge facing sellers in 2026.

More than half has reduced.

More than half has passed 90 days.

And 70 homes have been available for more than six months.

BR7

BR7 is another postcode where the overall figure hides two very different markets.

Listings increased from 214 to 291.

SSTC events increased from 144 to 175.

Withdrawals increased from 182 to 208.

Reduction events increased from 72 to 118.

Fall throughs increased from 25 to 47.

Median time to SSTC increased sharply from 32 days to 51 days.

Within 28 days, conversion fell from 30.3% to 21.0%.

At 60 days it fell from 42.5% to 35.4%.

At 90 days it moved from 47.2% to 45.2%.

The weakness becomes considerably more pronounced as values rise.

Between £500,000 and £749,999, 37 of 71 eligible homes reached SSTC within 60 days.

That is a healthy 52.1%.

Between £750,000 and £999,999, the figure fell to 29.3%.

Between £1 million and £1.49 million it was 30%.

Between £1.5 million and £1.99 million it was 22.6%.

Above £2 million, only 5 of 26 eligible properties reached SSTC within 60 days.

Detached houses have also seen a sharp deterioration, with 60 day conversion falling from 37.7% to 25.7%.

There are currently 117 available properties within the BR7 data.

50 have reduced, equivalent to 42.7%.

60 have been available for more than 90 days, equivalent to 51.3%.

Median age of current stock is 91 days.

BR7 also recorded the largest movement in the size of reductions.

The median cash reduction remained £50,000, but because of changes in the properties reducing, the median percentage reduction increased from 5.1% to 6.5%.

The mean percentage reduction increased from 7.1% to 8.4%.

So BR7 is not universally difficult.

Below £750,000, there is still clear buyer activity.

The problem becomes progressively more visible among larger, detached and higher value homes.

What the numbers say across BR1 to BR7

When I put all seven postcode districts back together, a few numbers stand out.

Supply is up 31.7%.

SSTC activity is up 21.5%.

Reduction events are up 61%.

Withdrawals are up only 6.5%.

Fall throughs are up 31.7%, almost exactly in line with the increase in new listings.

But perhaps the most revealing measure is how quickly newly launched homes are finding buyers.

In 2025, 15.8% of eligible properties reached SSTC within 14 days.

In 2026, that fell to 12.2%.

Within 28 days, it fell from 28.8% to 23.4%.

Within 42 days, from 36.9% to 30.8%.

Within 60 days, from 43.5% to 38.5%.

And within 90 days, from 52.7% to 49.8%.

The gap is therefore biggest towards the beginning of the marketing campaign and gradually narrows over time.

That tells us something quite specific about the 2026 market.

Properties are still finding buyers.

But fewer are finding them quickly.

And while the national headlines tell us there are more homes for sale, the Bromley numbers show why that matters.

More stock means more choice.

More choice means buyers can compare.

And those comparisons are playing out very differently depending on postcode, property type and price.

BR3 currently looks considerably more resilient than BR2.

BR1’s mainstream market is holding up better than its £1 million plus market.

BR5’s affordable end is outperforming its family house market.

BR6 is carrying a substantial amount of older, reduced stock.

BR7 becomes progressively more difficult as values climb.

There really isn’t one Bromley market.

There are several.

And that is why looking at an average house price or a national headline can only tell you so much.

In the next part of this investigation, I am going to take these numbers and ask the question that matters much more if you are actually trying to move:

What should a seller do with this information?

Because knowing that your market has changed is interesting.

Knowing how to respond to it is useful.

And if your home is already on the market and you are not getting the result you expected, the data may already be giving us clues as to why.

If you would like me to look at your property, your competition and what buyers in your postcode are actually choosing instead, get in touch.

I will happily take a look at the evidence and give you a straight answer on what I would do next.

No obligation. No generic valuation script. Just an evidence based conversation about your home and the market you are actually trying to sell in.

Clarity. Not optimism. Not guesswork. Just evidence.

Data note

The analysis covers freehold inferred houses and bungalows across BR1 to BR7 between 1 January and 6 October in 2025 and 2026. Freehold is inferred from property type and the absence of a leasehold signal in the underlying data rather than confirmed legal tenure.

The source is a current property snapshot rather than a complete historic event log. For that reason, SSTC events, withdrawals, reductions and fall throughs occurring within each period are shown as market activity counts and are not incorrectly divided by new listings from a different cohort.

The 14, 28, 42, 60 and 90 day conversion figures use equivalent observation periods for both years, making them the most useful like for like measure of how successfully newly launched properties attracted buyers.