Local market reports › SW area › SW1Y
All but the west of St James's market report SW1Y, London
The SW1Y (All but the west of St James's) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 524 sales recorded by HM Land Registry in SW1Y (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to June 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SW1Y (London) home changed hands for £1,037,500 in 2026 (median of 4 registered sales, down 7% on five years earlier), with the mean at £1,038,800, and by floor area homes here have averaged about £18,070 per square metre over the last five years. Source: 524 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district SW1Y covering All but the west of St James's sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SW1Y sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in SW1Y sells for
The SW1Y median stands at £1,037,500 for 2026, built from 4 registered sales; the mean, the figure usually quoted as the "average house price", is £1,038,800, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in SW1Y
Measured by floor area, the last five years of SW1Y sales average about £18,070 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts SW1Y 264% above the country at large.
SW1Y's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £1,037,500 | £1,037,500 | 4 |
| 2025 | £899,000 | £920,498 | 5 |
| 2024 | £2,080,000 | £2,211,467 | 6 |
| 2023 | £1,165,000 | £1,280,051 | 9 |
| 2022 | £830,000 | £973,270 | 11 |
| 2021 | £1,115,000 | £1,411,734 | 12 |
| 2020 | £887,500 | £1,151,550 | 8 |
| 2019 | £1,260,000 | £1,651,558 | 6 |
| 2018 | £917,500 | £1,223,045 | 4 |
| 2017 | £3,200,000 | £4,364,479 | 8 |
| 2016 | £2,350,000 | £3,287,673 | 9 |
| 2015 | £935,000 | £1,321,155 | 10 |
| 2014 | £1,412,500 | £2,003,878 | 10 |
| 2013 | £1,396,900 | £2,010,000 | 12 |
| 2012 | £600,000 | £883,125 | 19 |
| 2011 | £510,000 | £769,904 | 15 |
| 2010 | £562,500 | £882,145 | 16 |
| 2009 | £440,500 | £708,108 | 20 |
| 2008 | £467,500 | £766,331 | 16 |
| 2007 | £415,000 | £703,956 | 23 |
| 2006 | £650,000 | £1,128,317 | 26 |
| 2005 | £372,500 | £662,900 | 17 |
| 2004 | £396,200 | £719,577 | 14 |
| 2003 | £335,000 | £617,151 | 37 |
| 2002 | £740,000 | £1,392,304 | 27 |
| 2001 | £360,000 | £692,082 | 37 |
| 2000 | £520,000 | £1,020,500 | 35 |
| 1999 | £247,000 | £492,258 | 30 |
| 1998 | £180,000 | £363,343 | 22 |
| 1997 | £205,000 | £420,414 | 35 |
| 1996 | £154,500 | £325,834 | 6 |
| 1995 | £230,000 | £499,985 | 15 |
In cash terms the typical SW1Y home went from £230,000 in 1995 to £1,037,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 108%, a genuine increase in what a home here costs. The real-terms peak came in 2017, and today's median remains roughly 76% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SW1Y median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2016 (+151.3% on the year before); the weakest, 2018 (−71.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +15.4% | +12.7% |
| 5 years (since 2021) | −1.4% | −6.0% |
| 10 years (since 2016) | −7.9% | −10.9% |
| 20 years (since 2006) | +2.4% | −0.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in SW1Y
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
SW1Y recorded 16 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 27 sales a year before the financial crisis and 7 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What homes rent for around SW1Y
SW1Y falls under Westminster, where the ONS puts the average private rent at £3,163 a month (May 2026 figures). The spread runs from £2,517 a month for a typical one-bed to £5,378 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Westminster
ONS Price Index of Private Rents, May 2026.
Against the £1,037,500 median purchase price, a rent of £3,163 a month (£37,956 a year) works out at a 3.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
How SW1Y trades
This is a thin market: 16 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Among the 27 measurable districts of its area, SW1Y ranks 6 by median price: firmly in the dearer tier.
Common questions on SW1Y (All but the west of St James's)
How much did a house sell for in SW1Y (All but the west of St James's)?
Are property prices falling in SW1Y (All but the west of St James's)?
Is SW1Y (All but the west of St James's) a good place to buy a house?
Where do SW1Y prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 7% over five years in cash but down 27% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
The price of an extra bedroom in SW
The Land Registry record, split by size: what each kind of home actually sold for across the SW area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £1,050,000 | £1,797,500 (+71%) | £2,600,000 (+45%) |
| Semi-detached | £478,500 | £645,000 (+35%) | £850,000 (+32%) | £1,200,000 (+41%) | £1,800,000 (+50%) |
| Terraced | £535,000 | £685,000 (+28%) | £850,000 (+24%) | £1,210,000 (+42%) | £1,680,000 (+39%) |
| Flat | £428,000 | £590,000 (+38%) | £900,000 (+53%) | £1,850,000 (+106%) | £3,700,000 (+100%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
SW1Y ranks 11 of 27 in the SW area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
SW area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SW1Y, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW1Y 4 | £720,000 | 4 |
| SW1Y 5 | £1,405,000 | 1 |
| SW1Y 6 | £900,000 | 3 |
How SW1Y compares nearby
Same city, different markets. The neighbouring districts of the SW area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SW1X | £3,600,000 | +64% |
| SW1A | £1,765,000 | -41% |
| SW1W | £1,700,000 | -17% |
| SW7 | £1,170,000 | -26% |
| SW3 | £1,100,000 | -27% |
| SW1Y (this report) | £1,037,500 | -7% |
| SW13 | £1,005,000 | -20% |
| SW10 | £872,400 | -19% |
| SW5 | £863,000 | -7% |
| SW14 | £785,000 | -18% |
| SW1E | £761,900 | -7% |
| SW6 | £755,000 | -11% |
| SW11 | £695,000 | -10% |
| SW20 | £685,000 | -1% |
| SW1P | £675,000 | -6% |
| SW1V | £644,000 | -14% |
| SW1H | £630,000 | -41% |
| SW12 | £623,500 | -11% |
| SW18 | £615,000 | -2% |
| SW15 | £600,000 | -3% |
| SW17 | £585,000 | -1% |
| SW4 | £555,000 | -13% |
| SW8 | £555,000 | -9% |
| SW19 | £555,000 | -15% |
Selling in SW1Y? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SW1Y's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SW1Y.
Take it further
Behind the answers sits the same Land Registry record as this page, with SW1Y already set as the subject. Free, one click sign in.
See every individual SW1Y sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.