Lambeth's average home sold for £536,623 in July, £36,144 down in a year and the lowest since May 2019. The typical flat is back to its June 2015 price.
The average home in Lambeth sold for £536,623 in July, down £36,144 on July last year. That is a fall of 6.3%, and it is the lowest monthly average the borough has recorded since May 2019 (HM Land Registry UK House Price Index).
Prices in the borough had been drifting sideways all year. July broke that. The month-on-month fall was 2.4%, the steepest single month since November 2025, and it took Lambeth from the middle of the London table to near the top of the falling end.
Set against every other London borough, Lambeth now has the 7th steepest annual fall of the 33. Against all 295 local authority districts in England it is the 8th steepest. A month earlier those ranks were 10th and 18th.
The figures come from the July UK House Price Index, published on 16 September. They are a first release and will be revised, and the UKHPI average is a mean, not a median, so a handful of very large sales can move it.
What changed, in one month
| June 2026 | July 2026 | |
|---|---|---|
| Average price | £550,075 | £536,623 |
| Annual change | -3.0% | -6.3% |
| Rank of 33 London boroughs, steepest fall first | 10th | 7th |
| Rank of 295 English districts, steepest fall first | 18th | 8th |
| Gap to the London average | £532 below | £13,414 below |
A correction to our own figure while we are here. When we reported the June release on 21 August we gave the Lambeth average as £548,034 and the annual change as -3.3%. The Land Registry has since revised June up to £550,075 and -3.0%. That is a £2,041 change. Revisions happen every month because completed sales keep arriving after a month is first published, and they run both ways. It also means July’s fall is £13,452 on the revised June figure, not on the one we printed.
Flats are back to a 2015 price
Every property type fell, but not evenly, and the one that matters most here fell hardest.
| Type | Average | Annual change |
|---|---|---|
| Flat or maisonette | £439,289 | -7.0% |
| Detached | £1,153,203 | -5.3% |
| Semi-detached | £1,028,861 | -4.3% |
| Terraced | £796,865 | -4.3% |
| First-time buyer | £471,431 | -6.5% |
The flat is the typical Lambeth home, and at £439,289 it is now cheaper than at any time since June 2015. It is £65,557 below its own October 2022 peak of £504,846.
The detached and semi-detached figures should be read with care. Lambeth records very few sales of either, so those two lines in the index jump about far more than the flat and terraced ones do.
Lambeth is now one of London’s biggest fallers
Twenty-one of the 33 London boroughs fell over the year, up from 19 in June. Across England 85 of the 295 districts fell, up from 62. The falls are concentrated in inner London, and Lambeth has moved into that group.
The six boroughs falling faster than Lambeth:
- Westminster, -20.7%
- City of London, -17.4%
- Tower Hamlets, -14.4%
- Kensington and Chelsea, -14.1%
- Camden, -10.1%
- Hammersmith and Fulham, -9.0%
At the other end, Barking and Dagenham rose 5.3%, Kingston upon Thames 3.3% and Waltham Forest 2.8%. The pattern is the same one that has held all year: central boroughs down hard, outer boroughs up.
Next door tells the story best. Southwark was flat at +0.1% and now averages £572,478. A year ago Southwark and Lambeth were within a few thousand pounds of each other. The gap is now £35,855. Wandsworth fell 5.5% to £686,076, Croydon 3.4% to £390,041 and Merton 0.9% to £615,890.
England as a whole rose 1.1% to £293,479. London fell 3.3% to £550,037.
What it means for you. If you are selling a flat in Lambeth, the number to work from is £439,289 and the direction is down, so the asking price that worked for a neighbour in the spring is not the one that will work this autumn. If you are buying, the borough is £70,765 below its October 2022 peak, an 11.7% fall, and it is now cheaper on average than London as a whole for the first time by a meaningful margin. If you are staying put, none of this changes your council tax band, which is still set on 1991 values.
The sales figures still carry a distortion
The index publishes sale counts about three months behind the prices, so the latest month with a usable count is May 2026, at 188 sales.
Do not read the 2025 counts straight. Lambeth recorded 794 sales in March 2025 and 96 in April 2025, either side of the 1 April 2025 stamp duty threshold change, against 228 and 169 in the same two months of 2026. Anyone comparing this year with last across that boundary is comparing a rush with a cliff.
How to check your own street
The borough average is a blunt instrument. Lambeth covers Waterloo flats and West Dulwich houses, and the UKHPI number sits somewhere in the middle of both.
- Our Lambeth and Clapham house prices page breaks the borough down by area.
- The Land Registry’s own Price Paid data lists every completed sale by postcode, with the date and the price actually paid.
- The UKHPI browser lets you set Lambeth against any other area and any date range.
Sources
- HM Land Registry UK House Price Index, Lambeth, July 2026 for the borough average, the annual and monthly changes, the split by property type and the first-time buyer figure.
- The UK HPI full file for July 2026, which carries every region and every month, for the London borough and English district rankings, the neighbour comparisons, the sales volumes and the revision to June. The June figures as first published come from the equivalent June file.
- The July 2026 release was published on 16 September 2026. Figures for the most recent months are provisional and are revised as more completed sales are recorded.
Related
- Lambeth and Clapham house prices: the area-by-area picture behind the borough average.
- Lambeth council tax bands: what each band costs this year, and how the 1991 valuation works.
- Clapham planning news: the schemes that will add to the borough’s housing supply.
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