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South Lambeth market report SW8 5, London
The standing SW8 5 (South Lambeth) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 1,039 sales registered with HM Land Registry in SW8 5 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SW8 5 (London) came in at £931,800, out of 4 registered, up 6% on five years earlier, and the mean stands at £1,175,600, and by floor area homes here have averaged about £14,860 per square metre over the last five years. The record behind it is 1,039 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like SW8 5 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 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.
The going rate for a home in SW8 5
The 2026 median for SW8 5 is £931,800, taken from 4 registered sales. The mean, which is what most sites call the "average house price", is £1,175,600, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in SW8 5
Per square metre, SW8 5 homes have averaged around £14,860 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, SW8 5 sits 227% above the national market.
A typical SW8 5 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 | £931,800 | £931,800 | 4 |
| 2025 | £1,253,800 | £1,283,782 | 34 |
| 2024 | £1,180,000 | £1,254,582 | 35 |
| 2023 | £1,394,800 | £1,532,545 | 128 |
| 2022 | £1,342,400 | £1,574,117 | 84 |
| 2021 | £875,000 | £1,107,863 | 5 |
| 2020 | £810,000 | £1,050,992 | 8 |
| 2019 | £925,000 | £1,212,454 | 1 |
| 2018 | £875,000 | £1,166,392 | 4 |
| 2017 | £878,000 | £1,197,504 | 4 |
| 2016 | £905,000 | £1,266,104 | 126 |
| 2015 | £707,000 | £998,991 | 394 |
| 2014 | £885,000 | £1,255,527 | 51 |
| 2013 | £605,000 | £870,535 | 2 |
| 2012 | £542,500 | £798,492 | 6 |
| 2011 | £448,800 | £677,515 | 2 |
| 2010 | £415,000 | £650,827 | 1 |
| 2009 | £456,500 | £733,828 | 2 |
| 2008 | £424,000 | £695,026 | 4 |
| 2007 | £455,000 | £771,807 | 17 |
| 2006 | £350,000 | £607,555 | 9 |
| 2005 | £335,000 | £596,165 | 7 |
| 2004 | £287,500 | £522,156 | 10 |
| 2003 | £397,500 | £732,291 | 2 |
| 2002 | £325,000 | £611,485 | 13 |
| 2001 | £327,500 | £629,602 | 8 |
| 2000 | £233,200 | £457,655 | 6 |
| 1999 | £208,500 | £415,530 | 22 |
| 1998 | £205,000 | £413,807 | 11 |
| 1997 | £211,200 | £433,129 | 16 |
| 1996 | £110,000 | £231,985 | 9 |
| 1995 | £113,800 | £247,384 | 14 |
In cash terms the typical SW8 5 home went from £113,800 in 1995 to £931,800 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 277%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 41% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SW8 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 1997 (+92.0% on the year before); the weakest, 2004 (−27.7%). 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) | −25.7% | −27.4% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 20 years (since 2006) | +5.0% | +2.2% |
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.
How many homes change hands in SW8 5
How many homes change hands
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.
The register shows 4 SW8 5 sales across the most recent twelve months of data. Unusually, activity here runs above its pre-2008 level: 57 sales a year over the last five years against 9 before the financial crisis. 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.
How SW8 5 trades
This is a thin market: 4 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. Within SW8, this sector trades 68% above the district median: one of the dearer corners of its district.
Rents around SW8 5
SW8 5 falls under Wandsworth, where the ONS puts the average private rent at £2,599 a month (May 2026 figures). The spread runs from £1,911 a month for a typical one-bed to £3,782 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Wandsworth
ONS Price Index of Private Rents, May 2026.
Set against the £931,800 median sold price, £2,599 a month is £31,188 a year, a gross yield of 3.3%: 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.
SW8 5 (South Lambeth): the questions that come up
Is SW8 5 (South Lambeth) a good place to buy a house?
How much did a house sell for in SW8 5 (South Lambeth)?
Are property prices falling in SW8 5 (South Lambeth)?
What happens to SW8 5 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 6% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in SW8 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 5: live asking prices are collected per district.
22% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every SW8 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in SW: the cost
What homes of each size actually sold for across the SW area, 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SW8
Sector boundaries hide real price steps. The rest of SW8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW8 1 | £630,000 | 24 |
| SW8 2 | £487,500 | 44 |
| SW8 3 | £605,000 | 31 |
| SW8 4 | £466,200 | 18 |
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 5? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SW8 5, open the average prices map and zoom from the SW8 5 shading down to the sold homes on your own street. Every recorded SW8 5 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 SW8 5.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SW8 5. Free, with a one click sign in.
Two maps carry on from here: every SW8 5 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.