Clapham house prices: £600,000 median, area by area

Asking prices are what sellers hope for. The figure that counts is what homes actually change hands for, and every completed sale in England and Wales is recorded by HM Land Registry and published. This page reads those records for Lambeth: the official borough average, what it hides, and what the middle home sold for in Clapham, Brixton, Streatham, Herne Hill, Kennington and West Norwood.

Two things to fix before the numbers. First, the official index covers the whole Lambeth borough, which runs from the South Bank down to the Croydon boundary and contains both £2 million houses off Clapham Common and £285,000 flats in Streatham. The borough average describes none of those places. Second, Lambeth is a flat market: 70% of everything sold here in the last year was a flat or maisonette. Any figure that mixes flats and houses together is telling you about the mix as much as the money.

The headline figure

The average home in Lambeth sold for £545,315 in May 2026, the most recent month published in the UK House Price Index. That is down 2.9% over the year.

Set that against the borough’s own record and the fall is bigger than one year. Lambeth peaked at £607,388 in October 2022. Three and a half years later the average is £62,073, or 10.2%, below that peak in cash terms, and further below once inflation is allowed for.

Set it against the country and the split is stark. Over the same twelve months England rose 2.3% to £292,095 while London fell 3.7% to £544,814. Lambeth is falling slightly slower than London as a whole, and it is almost exactly at the London average: £501 above it, on a £545,000 figure.

What it means for you

If you are buying, this is the first genuinely soft Lambeth market in a decade, and the softness is not spread evenly. Flats have taken the fall; houses have not. The median flat in the borough sold for £460,000 over the last year and the median terrace for £856,318, so the step from a flat to a house here is about £400,000 and is the single largest decision on this page.

If you are selling, a 2022 price is not coming back this year. The index is 10.2% below its October 2022 peak and still falling. New-build is the exception: new-build sales carried a median of £749,400 against £525,000 for existing homes, though that reflects what is being built, mostly larger flats in Vauxhall and Nine Elms, rather than a premium on any given home.

If you are staying put, your home is worth roughly 3% less than it was last spring and about a tenth less than it was in autumn 2022.

Prices by property type

Borough averages for May 2026 from the UK House Price Index:

• Detached houses: £1,166,124. A rounding error in this borough: only 16 detached houses sold in Lambeth in the whole year.
• Semi-detached houses: £1,039,862. Also past the million mark, and rarer than terraces here.
• Terraced houses: £805,697. The default Lambeth house.
• Flats and maisonettes: £447,226. Seven in ten sales.

The same data splits buyers rather than buildings. A first-time buyer in the borough paid an average of £479,747 in May 2026. That is £187,652 more than the average price of any home in England.

What each part of the borough actually sells for

This is where the borough average stops being useful.

The table below is our own analysis of 3,093 residential sales recorded in the Lambeth district that completed between 1 July 2025 and 30 June 2026, taken from HM Land Registry Price Paid data. It shows the median, the middle sale, which one enormous transaction cannot distort. The borough median over that period was £535,000; the mean over the same sales was £696,493, and the £161,000 gap between those two numbers is exactly why we use the median.

A note on the postcodes. Not one Lambeth outcode sits wholly inside the borough. SW2, SW9 and SE27 are close; SW4 and SW8 are shared with Wandsworth, SE11 and SE24 with Southwark, SW12 is mostly Wandsworth, and SW16 splits four ways between Croydon, Lambeth, Merton and Wandsworth. Only sales the Land Registry records in the Lambeth district are counted below, which is why the SW12 and SE21 rows are small: those are the Lambeth slivers of Balham and West Dulwich, not the whole postcode.

Clapham on its own

Clapham is the most expensive of the borough’s big markets and the third busiest. SW4 carried 403 sales at a median of £600,000, £65,000 above the borough median. Inside it the spread is wide:

The pattern is the common. Prices are highest on the south and west sides of Clapham Common and fall as you move east towards Clapham North, Stockwell and Brixton. There is £374,500 between the top and bottom Clapham sectors, and they are a fifteen-minute walk apart.

That gap is mostly what is being sold, not what a given home costs. Across SW4, 290 of the 403 sales were flats at a median of £516,500, against 86 terraced houses at £1,257,500. On streets with at least eight recorded sales, the most expensive address in the whole borough was Elms Road, SW4, at a median of £2,058,300 across eight sales, just off the south side of the common.

Brixton, Streatham and the south

Three things worth pulling out of that table.

The cheapest sector in Lambeth is in SW2, not SW16. SW2 4, the Streatham Hill West and Thornton end, ran at a £390,250 median across 154 sales, the lowest of any busy sector in the borough. SW2 as a whole reads at £510,000 because Brixton Hill and Acre Lane at the other end of the same postcode sit £140,000 to £185,000 higher.

SW16 2 is the busiest sector in the borough. Streatham Wells carried 213 sales, more than any other sector, at a median of £429,000. If you want to know what the volume end of the Lambeth market looks like, it looks like this.

Vauxhall is two markets a few hundred yards apart. SW8 1, the Nine Elms and Oval side with the new towers, ran at £733,355. SW8 2, Stockwell West and Larkhall, ran at £475,000. Same postcode district, £258,355 apart.

On streets with at least eight recorded sales, the cheapest addresses in the borough were Mountearl Gardens, SW16 (£285,000 across eight sales), Streatham Hill, SW2 (£295,000 across 29) and New Park Road, SW2 (£317,500 across 12). All three are flat-dominated addresses on or just off a main road.

Flats and houses: the £400,000 step

The remaining 110 sales are recorded as “other”, a category that mixes converted and commercial property and carried a median of £670,000.

Note the order. A semi-detached house in Lambeth costs more than a detached one, on these figures, which is not a mistake: only 16 detached houses sold in the whole borough in a year and they are a scattered, unrepresentative handful, while the semis are the large Victorian and Edwardian pairs around the common and the park edges.

The flat-to-terrace step varies enormously by area. In SW4 it is £516,500 to £1,257,500, a gap of £741,000. In SW16 it is £380,000 to £700,000, a gap of £320,000. Buying a house in Clapham costs more than twice what buying a flat there does; in Streatham it is closer to 1.8 times.

How Lambeth compares

Lambeth is £253,220 above the England average and, unusually, almost exactly on the London average. That is the practical summary of the borough: an expensive place by national standards, an ordinary one by London standards, and currently falling in step with the rest of the capital while England outside London rises.

Frequently asked questions

What is the average house price in Clapham?

The official index covers the whole Lambeth borough, where the average home sold for £545,315 in May 2026. On completed sales in the year to June 2026, the median in SW4 was £600,000 across 403 sales, £65,000 above the borough median.

Are Lambeth house prices going up or down?

Down. Prices fell 2.9% in the year to May 2026, against a 3.7% fall across London and a 2.3% rise in England. The borough average is 10.2% below its October 2022 peak of £607,388.

Which is the cheapest part of Lambeth to buy in?

SW2 4, the Streatham Hill West and Thornton end, at a median of £390,250 across 154 sales, followed by SW16 6 at £402,000 and SW9 7 at £415,000. The dearest busy sector is SW4 9, the south side of Clapham Common, at £857,000.

How much is a flat in Brixton or Streatham?

On completed sales in the year to June 2026, the median flat was £465,000 in SW9 (Brixton), £445,000 in SW2 (Brixton Hill and Streatham Hill) and £380,000 in SW16 (Streatham). Across the whole borough it was £460,000.

Why is Clapham so much more expensive than Streatham?

Mostly the mix, plus the tube. SW4 sold 86 terraced houses at a £1,257,500 median; SW16 sold 129 at £700,000. Compare flat to flat and the gap narrows from £150,000 on the headline medians to £136,500. Clapham also has three Underground stations to Streatham’s none, which is covered on our tube and train times page.

Where can I check what a specific house sold for?

Every completed sale in England and Wales is public. Search a street or address for free on the HM Land Registry Price Paid service.

Related

• Clapham tube and train times: zones, journey times and what a Travelcard costs, which is the other half of the cost of living here.
• Clapham planning news: Lambeth completed 662 homes against a target of 1,335, and has 4.21 years of housing land.
• Roadworks and travel in Lambeth.

Sources

• UK House Price Index, Lambeth (ONS and HM Land Registry) for the borough average, property-type and buyer-type figures and the annual changes.
• HM Land Registry UKHPI open data for the May 2026 record, with the London and England benchmarks. The October 2022 peak comes from the same series.
• HM Land Registry Price Paid data for the outcode, sector, street and property-type medians, computed from 3,093 residential sales recorded in the Lambeth district completing between 1 July 2025 and 30 June 2026.
• Postcode sectors are named from postcodes.io ward lookups on a sample of live postcodes in each sector; where a sector straddles a boundary the label describes the Lambeth part only.

Land Registry figures are provisional and revised as more sales are registered, and the most recent months in any window are always the thinnest. Confirm the latest numbers against the linked sources before making a decision.