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Brixton Hill market report SW2 5, London
The standing SW2 5 (Brixton Hill) property market report, rebuilt from the full public record every month. Everything below comes from 5,473 sales recorded by HM Land Registry in SW2 5 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 42 registered 2026 sales put the SW2 5 (London) median at £521,900, down 5% on five years earlier, with a mean of £590,300, and by floor area homes here have averaged about £8,160 per square metre over the last five years. Everything rests on 5,473 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SW2 5 is a postcode sector: one group of streets inside SW2 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SW2 5 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 SW2 5 homes really sell for
The SW2 5 median stands at £521,900 for 2026, built from 42 registered sales; the mean, the figure usually quoted as the "average house price", is £590,300, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in SW2 5
By floor space, homes in SW2 5 have sold for about £8,160 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, SW2 5 sits 83% above the national market.
SW2 5's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £521,900 | £521,900 | 42 |
| 2025 | £600,000 | £614,348 | 134 |
| 2024 | £560,000 | £595,395 | 147 |
| 2023 | £570,300 | £626,620 | 138 |
| 2022 | £583,000 | £683,634 | 164 |
| 2021 | £550,000 | £696,371 | 193 |
| 2020 | £561,000 | £727,909 | 108 |
| 2019 | £541,200 | £709,384 | 136 |
| 2018 | £587,500 | £783,149 | 115 |
| 2017 | £562,500 | £767,194 | 118 |
| 2016 | £565,000 | £790,441 | 123 |
| 2015 | £496,200 | £701,131 | 150 |
| 2014 | £467,500 | £663,230 | 186 |
| 2013 | £385,000 | £553,977 | 188 |
| 2012 | £339,400 | £499,554 | 164 |
| 2011 | £311,000 | £469,490 | 157 |
| 2010 | £307,800 | £482,710 | 172 |
| 2009 | £282,700 | £454,443 | 100 |
| 2008 | £280,000 | £458,979 | 124 |
| 2007 | £310,000 | £525,846 | 224 |
| 2006 | £250,000 | £433,968 | 236 |
| 2005 | £228,000 | £405,748 | 231 |
| 2004 | £235,000 | £426,806 | 228 |
| 2003 | £205,000 | £377,660 | 189 |
| 2002 | £220,000 | £413,928 | 266 |
| 2001 | £196,000 | £376,800 | 253 |
| 2000 | £182,000 | £357,175 | 277 |
| 1999 | £136,000 | £271,041 | 241 |
| 1998 | £110,000 | £222,043 | 196 |
| 1997 | £83,200 | £170,626 | 196 |
| 1996 | £68,000 | £143,409 | 149 |
| 1995 | £64,200 | £139,561 | 128 |
In cash terms the typical SW2 5 home went from £64,200 in 1995 to £521,900 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 274%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2016; the current median sits about 34% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the SW2 5 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 2000 (+33.8% on the year before); the weakest, 2026 (−13.0%). 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) | −13.0% | −15.0% |
| 5 years (since 2021) | −1.0% | −5.6% |
| 10 years (since 2016) | −0.8% | −4.1% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Sales activity in SW2 5
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.
SW2 5 recorded 42 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 238 sales a year before the financial crisis and 125 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 SW2 5
For renting purposes SW2 5 sits in Lambeth. The ONS average private rent there is £2,527 a month (May 2026). A one-bed averages £1,882 a month here and a four-or-more-bed £3,725, so size does most of the work in setting the rent.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
Against the £521,900 median purchase price, a rent of £2,527 a month (£30,324 a year) works out at a 5.8% 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.
Reading the SW2 5 market
Only 42 sales completed here in the last twelve months of data, which makes SW2 5 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 5 (Brixton Hill)
How much did a house sell for in SW2 5 (Brixton Hill)?
Are property prices falling in SW2 5 (Brixton Hill)?
Is SW2 5 (Brixton Hill) a good place to buy a house?
Where do SW2 5 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 5% over five years in cash but down 25% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in SW2 today
The live side of the market holds 208 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole SW2 district, not just SW2 5: live asking prices are collected per district.
48% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SW2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in SW
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.
Winners and losers across the SW area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SW2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SW2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW2 1 | £541,000 | 36 |
| SW2 2 | £540,000 | 49 |
| SW2 3 | £534,500 | 54 |
| SW2 4 | £475,000 | 49 |
Zoom out to the full SW2 district report for the type split, monthly volumes and how SW2 compares with its neighbours.
Selling a home in SW2 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SW2 5, use the average prices map for a rough value: zoom from SW2 5's shading down to the sold homes on your own street. The figures above are every recorded SW2 5 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SW2 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SW2 5. Free, with a one click sign in.
The live map plots every individual SW2 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.