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Start with the current market in Barnes, its direction of travel and the mix of homes being sold. Use Compare, Save and Watch to narrow a shortlist.
The data, disclosure rules and publication thresholds stay the same; this changes how the evidence is organised.
Median price
£1.18m
Eligible sales · trailing 24 months
Per square metre
£10,370/m²
Matched sales · trailing 24 months
5-year change
+4.3%
Rolling 12-month medians, five years apart
From rolling peak
-11.1%
Against the highest rolling 12-month median
Market read
Barnes (SW13) has a median sale price of £1.18m — around £10,370 for each square metre of floor area. Prices sit 42.6% under the local peak set in 2021. At 20.5 times median local earnings, that is one of the least affordable ratios in England and Wales. Floor area varies far more than room counts suggest: properties recorded with 3 habitable rooms — bedrooms and receptions together — range from 52 to 114 m² here. Local rents imply a gross yield near 2.4%.
Floor-area evidence
Repeat EPC records in this area show some variation in recorded floor area.
Among 1,768 dwellings with repeat EPCs in Barnes, the typical recorded floor-area range was 6%. This describes the consistency of repeated records, not the condition or value of an individual home.
Market signal
Each point is the median of sales in the three months ending that month.
Market shape
Lower-quarter price
£757,000
25% of recent eligible sales were below this
Median price
See headline
Same 24-month sale population
Upper-quarter price
£1.88m
25% of recent eligible sales were above this
Property types
£3.94m
£15,099/m²
£665,000
£/m² withheld for evidence
£2.25m
£11,571/m²
£1.30m
£/m² withheld for evidence
Energy-rating evidence
These are matched-sale associations, not a valuation of energy efficiency. Each rating cell contains at least five sales.
£912,500
£8,465/m²
£1.14m
£10,356/m²
£1.36m
£10,665/m²
£1.09m
£11,224/m²
Energy-transition evidence
This is the latest available EPC record for each identifiable certified dwelling, not a census of every home or an assessment of an individual property.
EPC sample
4,973
Latest certificate to 31 July 2026
Rated D–G
57%
Current EPC rating in the certificate sample
Potentially higher rating
67%
Potential EPC rating exceeds current rating
EPC potential values are modelled certificate outputs, not quotes for retrofit work, future bills, a value uplift or a letting/compliance conclusion. Source: Energy Performance of Buildings Register domestic certificates.
The space signal
Property listings describe homes by bedroom count, but that is not recorded in any public dataset. What is recorded is the number of habitable rooms — bedrooms and reception rooms together — and the total floor area. In Barnes, homes with the same number of habitable rooms vary enormously in size.
| Habitable rooms | Smaller (10th) | Typical | Larger (90th) | Sales |
|---|---|---|---|---|
| 1 | 41 m² | 49 m² | 51 m² | 11 |
| 2 | 38 m² | 48 m² | 77 m² | 197 |
| 3 | 52 m² | 74 m² | 114 m² | 559 |
| 4 | 68 m² | 90 m² | 126 m² | 376 |
| 5 | 90 m² | 118 m² | 170 m² | 420 |
| 6 | 121 m² | 151 m² | 198 m² | 411 |
| 7 | 159 m² | 181 m² | 219 m² | 222 |
| 8 | 185 m² | 227 m² | 299 m² | 135 |
| 9 | 199 m² | 267 m² | 338 m² | 101 |
| 10 | 232 m² | 295 m² | 410 m² | 51 |
| 11 | 269 m² | 480 m² | 574 m² | 13 |
| 12 | 289 m² | 438 m² | 460 m² | 12 |
The widest spread here is among homes with 3 habitable rooms, ranging from 52 to 114 m². Two properties advertised the same way can differ by more than half their floor area, which is why price per square metre is a more useful comparison than price alone.
Data current to 10 June 2026.