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South Lambeth market report SW8 2, London
The standing SW8 2 (South Lambeth) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,866 registered sales in SW8 2 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 44 registered 2026 sales put the SW8 2 (London) median at £487,500, down 5% on five years earlier, with a mean of £549,300, and by floor area homes here have averaged about £8,460 per square metre over the last five years. Everything rests on 4,866 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like SW8 2 is a single group of streets within SW8 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SW8 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.
What a home in SW8 2 sells for
The SW8 2 median stands at £487,500 for 2026, built from 44 registered sales; the mean, the figure usually quoted as the "average house price", is £549,300, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in SW8 2
Measured by floor area, the last five years of SW8 2 sales average about £8,460 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 SW8 2 71% above the country at large.
A typical SW8 2 home, priced year by year (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 | £487,500 | £487,500 | 44 |
| 2025 | £500,000 | £511,957 | 137 |
| 2024 | £545,000 | £579,447 | 121 |
| 2023 | £612,800 | £673,318 | 112 |
| 2022 | £530,000 | £621,485 | 126 |
| 2021 | £515,000 | £652,056 | 139 |
| 2020 | £570,000 | £739,587 | 108 |
| 2019 | £775,000 | £1,015,840 | 275 |
| 2018 | £600,000 | £799,811 | 105 |
| 2017 | £579,000 | £789,698 | 344 |
| 2016 | £668,500 | £935,238 | 220 |
| 2015 | £525,000 | £741,825 | 135 |
| 2014 | £732,000 | £1,038,470 | 235 |
| 2013 | £695,000 | £1,000,036 | 171 |
| 2012 | £320,000 | £471,000 | 121 |
| 2011 | £384,000 | £579,692 | 144 |
| 2010 | £350,000 | £548,890 | 218 |
| 2009 | £245,000 | £393,840 | 94 |
| 2008 | £380,000 | £622,900 | 162 |
| 2007 | £285,000 | £483,439 | 185 |
| 2006 | £284,600 | £494,029 | 169 |
| 2005 | £405,000 | £720,737 | 209 |
| 2004 | £300,000 | £544,859 | 135 |
| 2003 | £347,500 | £640,179 | 208 |
| 2002 | £284,500 | £535,284 | 168 |
| 2001 | £350,000 | £672,857 | 187 |
| 2000 | £236,000 | £463,150 | 260 |
| 1999 | £120,000 | £239,154 | 63 |
| 1998 | £84,000 | £169,560 | 58 |
| 1997 | £75,000 | £153,810 | 63 |
| 1996 | £98,000 | £206,678 | 75 |
| 1995 | £82,500 | £179,342 | 75 |
In cash terms the typical SW8 2 home went from £82,500 in 1995 to £487,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 172%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2014. The market now sits about 53% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SW8 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 2013 (+117.2% on the year before); the weakest, 2009 (−35.5%). 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) | −2.5% | −4.8% |
| 5 years (since 2021) | −1.1% | −5.7% |
| 10 years (since 2016) | −3.1% | −6.3% |
| 20 years (since 2006) | +2.7% | −0.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 44 SW8 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 190 sales a year before the financial crisis and 108 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 SW8 2
SW8 2 falls under Lambeth, where the ONS puts the average private rent at £2,527 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,882 a month here against £3,725 for four or more bedrooms.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
Set against the £487,500 median sold price, £2,527 a month is £30,324 a year, a gross yield of 6.2%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the SW8 2 market
This is a thin market: 44 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within SW8, this sector trades 12% below the district median: one of its district's cheaper corners.
What people ask about SW8 2 (South Lambeth)
Is SW8 2 (South Lambeth) a good place to buy a house?
How much did a house sell for in SW8 2 (South Lambeth)?
Are property prices falling in SW8 2 (South Lambeth)?
Where do SW8 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 5% over five years in cash but down 25% 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.
What is for sale in SW8 right now
This is what you could actually buy today: 109 homes currently on the market from 18 agents publishing to HomesIndex.
These cover the whole SW8 district, not just SW8 2: live asking prices are collected per district.
Of everything listed here, 22% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 SW8 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.
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%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SW8
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SW8, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW8 1 | £630,000 | 24 |
| SW8 3 | £605,000 | 31 |
| SW8 4 | £466,200 | 18 |
| SW8 5 | £931,800 | 4 |
Zoom out to the full SW8 district report for the type split, monthly volumes and how SW8 compares with its neighbours.
Selling a home in SW8 2? 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 SW8 2, use the average prices map for a rough value: zoom from SW8 2's shading down to the sold homes on your own street. The figures above are every recorded SW8 2 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 SW8 2.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SW8 2 already set as the subject. Free, one click sign in.
The live map plots every individual SW8 2 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.