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Brixton Hill market report SW2 2, London
The SW2 2 (Brixton Hill) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,176 HM Land Registry entries for SW2 2 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical SW2 2 (London) home changed hands for £540,000 in 2026 (median of 49 registered sales, down 11% on five years earlier), with the mean at £583,000, and by floor area homes here have averaged about £7,860 per square metre over the last five years. Source: 5,176 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SW2 2 is one sector of SW2 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SW2 2 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.
SW2 2 sold prices: where the market stands
49 sales were registered in SW2 2 in 2026, and the middle one of them, the median, went for £540,000. The mean works out at £583,000, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in SW2 2
Measured by floor area, the last five years of SW2 2 sales average about £7,860 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 SW2 2 89% above the country at large.
A typical SW2 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £540,000 | £540,000 | 49 |
| 2025 | £550,000 | £563,152 | 138 |
| 2024 | £534,800 | £568,602 | 140 |
| 2023 | £550,000 | £604,316 | 109 |
| 2022 | £530,000 | £621,485 | 157 |
| 2021 | £605,000 | £766,008 | 168 |
| 2020 | £542,500 | £703,905 | 96 |
| 2019 | £522,500 | £684,872 | 116 |
| 2018 | £546,500 | £728,495 | 116 |
| 2017 | £542,500 | £739,916 | 120 |
| 2016 | £550,000 | £769,455 | 151 |
| 2015 | £493,500 | £697,316 | 160 |
| 2014 | £440,000 | £624,217 | 161 |
| 2013 | £341,800 | £491,816 | 194 |
| 2012 | £291,000 | £428,316 | 129 |
| 2011 | £265,000 | £400,048 | 131 |
| 2010 | £285,000 | £446,953 | 164 |
| 2009 | £269,000 | £432,420 | 88 |
| 2008 | £270,000 | £442,587 | 129 |
| 2007 | £260,000 | £441,032 | 253 |
| 2006 | £230,000 | £399,251 | 256 |
| 2005 | £206,500 | £367,487 | 178 |
| 2004 | £204,500 | £371,412 | 206 |
| 2003 | £195,000 | £359,237 | 201 |
| 2002 | £200,000 | £376,298 | 233 |
| 2001 | £170,000 | £326,816 | 285 |
| 2000 | £166,000 | £325,775 | 225 |
| 1999 | £137,000 | £273,034 | 191 |
| 1998 | £110,000 | £222,043 | 191 |
| 1997 | £80,800 | £165,704 | 190 |
| 1996 | £64,000 | £134,973 | 138 |
| 1995 | £72,500 | £157,604 | 113 |
In cash terms the typical SW2 2 home went from £72,500 in 1995 to £540,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 243%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2016, and today's median remains roughly 30% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SW2 2 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 1998 (+36.1% on the year before); the weakest, 2022 (−12.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.8% | −4.1% |
| 5 years (since 2021) | −2.2% | −6.8% |
| 10 years (since 2016) | −0.2% | −3.5% |
| 20 years (since 2006) | +4.4% | +1.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in SW2 2
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
SW2 2 recorded 49 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 230 sales a year before the financial crisis and 119 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around SW2 2
The local authority for SW2 2 is Lambeth, and its ONS average private rent currently stands at £2,527 a month (May 2026 figures). The spread runs from £1,882 a month for a typical one-bed to £3,725 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
£2,527 a month is £30,324 a year, which against the £540,000 median sold price makes a gross yield of 5.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What kind of market SW2 2 is
Only 49 sales completed here in the last twelve months of data, which makes SW2 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What people ask about SW2 2 (Brixton Hill)
Is SW2 2 (Brixton Hill) a good place to buy a house?
How much did a house sell for in SW2 2 (Brixton Hill)?
Are property prices falling in SW2 2 (Brixton Hill)?
Where do SW2 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 11% over five years in cash but down 30% 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.
SW2's current homes for sale
Turning to what is actually available: 208 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole SW2 district, not just SW2 2: live asking prices are collected per district.
48% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SW2 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: SW prices by size
Real sold prices by size across the SW area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SW area is the point: the same five years treated these districts very differently.
SW area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SW2
Sector boundaries hide real price steps. The rest of SW2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW2 1 | £541,000 | 36 |
| SW2 3 | £534,500 | 54 |
| SW2 4 | £475,000 | 49 |
| SW2 5 | £521,900 | 42 |
Zoom out to the full SW2 district report for the type split, monthly volumes and how SW2 compares with its neighbours.
Before you sell in SW2 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SW2 2, open the average prices map and zoom from the SW2 2 shading down to the sold homes on your own street. Every recorded SW2 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SW2 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SW2 2. Free after a one click sign in.
Two maps carry on from here: every SW2 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.