Local market reports › SW area › SW8
South Lambeth market report SW8, London
The standing SW8 (South Lambeth) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 17,094 completed sales registered with HM Land Registry in SW8 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: a typical SW8 (London) home changed hands for £550,000 in 2026 (median of 153 registered sales, down 9% on five years earlier), with the mean at £645,900, and by floor area homes here have averaged about £10,270 per square metre over the last five years. Source: 17,094 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district SW8 covering South Lambeth, Vauxhall, Nine Elms (east) 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 SW8 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.
SW8 sold prices: where the market stands
In the SW8 property market, the 2026 median sale price is £550,000, from 153 registered sales; the mean, the "average house price" most sites quote, is £645,900, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in SW8
Per square metre, SW8 homes have averaged around £10,270 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.
For scale: the England and Wales median is £285,000, so SW8 trades 93% above the country as a whole.
The price of a typical SW8 home, 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 | £550,000 | £550,000 | 153 |
| 2025 | £590,000 | £604,109 | 466 |
| 2024 | £625,000 | £664,503 | 460 |
| 2023 | £708,000 | £777,919 | 474 |
| 2022 | £716,500 | £840,178 | 557 |
| 2021 | £607,500 | £769,173 | 513 |
| 2020 | £662,500 | £859,607 | 432 |
| 2019 | £680,000 | £891,317 | 495 |
| 2018 | £595,400 | £793,679 | 381 |
| 2017 | £568,400 | £775,241 | 552 |
| 2016 | £627,500 | £877,879 | 637 |
| 2015 | £615,500 | £869,702 | 780 |
| 2014 | £553,100 | £784,669 | 558 |
| 2013 | £450,000 | £647,505 | 503 |
| 2012 | £350,000 | £515,156 | 451 |
| 2011 | £361,000 | £544,971 | 496 |
| 2010 | £342,500 | £537,128 | 518 |
| 2009 | £332,500 | £534,497 | 347 |
| 2008 | £340,000 | £557,332 | 621 |
| 2007 | £331,100 | £561,638 | 846 |
| 2006 | £290,000 | £503,403 | 867 |
| 2005 | £295,400 | £525,693 | 752 |
| 2004 | £254,200 | £461,677 | 616 |
| 2003 | £285,000 | £525,039 | 767 |
| 2002 | £239,800 | £451,182 | 626 |
| 2001 | £206,500 | £396,986 | 584 |
| 2000 | £190,000 | £372,875 | 594 |
| 1999 | £137,200 | £273,432 | 514 |
| 1998 | £115,000 | £232,136 | 400 |
| 1997 | £92,200 | £189,084 | 440 |
| 1996 | £80,500 | £169,771 | 387 |
| 1995 | £74,000 | £160,865 | 307 |
In cash terms the typical SW8 home went from £74,000 in 1995 to £550,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 242%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2019; the current median sits about 38% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the SW8 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 (+38.5% on the year before); the weakest, 2024 (−11.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 86% of the typed total. In 1999, the last year both were recorded here, a detached home traded at £250,000 against £126,000 for a flat, 2.0 times the price.
Median by property type, SW8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £250,000 (1999) | – | 10 |
| Semi-detached | £1,558,100 (2025) | – | 194 |
| Terraced | £905,000 | 23 | 2,162 |
| Flats | £514,500 | 130 | 14,651 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −6.8% | −9.0% |
| 5 years (since 2021) | −2.0% | −6.5% |
| 6 years (since 2020) | −3.1% | −7.2% |
| 10 years (since 2016) | −1.3% | −4.6% |
| 20 years (since 2006) | +3.3% | +0.4% |
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 SW8
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
SW8 recorded 283 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 707 sales a year before the financial crisis and 422 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around SW8
For renting purposes SW8 sits in Lambeth. The ONS average private rent there is £2,527 a month (May 2026). 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.
Against the £550,000 median purchase price, a rent of £2,527 a month (£30,324 a year) works out at a 5.5% 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 SW8 trades
The stock is flat-led: flats and maisonettes were 79% of last year's sales, so the headline median tracks the flat market more than the house market. 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. Among the 27 measurable districts of its area, SW8 ranks 24 by median price: towards the affordable end.
What people ask about SW8 (South Lambeth)
How much did a house sell for in SW8 (South Lambeth)?
Are property prices falling in SW8 (South Lambeth)?
Is SW8 (South Lambeth) a good place to buy a house?
What happens to SW8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 9% over five years in cash but down 28% 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.
What you could buy in SW8 now
Everything above is what homes in SW8 sold for. The live side of the market holds 46 homes at the moment, listed by 10 agents publishing to HomesIndex, at a typical asking price 2% above the SW8 median sold price.
SW8 registered 283 sales in the last twelve months; the 46 homes listed now would take about 2 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
Of everything listed here, 15% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Union Grove, Dartington House Union Grove, SW8, London
- Old South Lambeth Road, London
- Langley Lane, London
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.
What is for sale against what sells in SW8
Sellers of flats in SW8 have company: 100% of current listings against 87% of recent sales. When a type is offered faster than it sells, the buyer usually holds the better hand.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Semi-detached | 0% | 1% |
| Terraced | 0% | 12% |
| Flats | 100% | 87% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side (4 of them here).
Month by month: when SW8 sells
Take the 2,470 SW8 sales dated 2021 to 2025 and sort them by month: March completions lead with 14.0% of the total, January trails with 6.2%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 152 | 6.2% |
| February | 179 | 7.2% |
| March | 347 | 14.0% |
| April | 157 | 6.4% |
| May | 159 | 6.4% |
| June | 258 | 10.4% |
| July | 178 | 7.2% |
| August | 195 | 7.9% |
| September | 251 | 10.2% |
| October | 234 | 9.5% |
| November | 206 | 8.3% |
| December | 154 | 6.2% |
The price of an extra bedroom in SW
Real sold prices by size across the SW area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £852,750 | £1,211,000 (+42%) | £1,650,000 (+36%) |
| Semi-detached | — | £616,000 | £735,000 (+19%) | £962,500 (+31%) | £1,280,000 (+33%) |
| Terraced | £540,000 | £691,876 (+28%) | £867,500 (+25%) | £1,210,000 (+39%) | £1,605,071 (+33%) |
| Flat | £415,000 | £545,000 (+31%) | £800,000 (+47%) | £1,550,000 (+94%) | £3,200,000 (+106%) |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SW8 ranks 15 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.
Five-year change in the median, SW area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside SW8, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW8 1 | £610,000 | 31 |
| SW8 2 | £480,000 | 54 |
| SW8 3 | £612,000 | 37 |
| SW8 4 | £472,500 | 23 |
| SW8 5 | £981,600 | 8 |
How SW8 compares nearby
Same city, different markets. The neighbouring districts of the SW area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SW1X | £3,450,000 | +57% |
| SW1A | £1,765,000 | -41% |
| SW1W | £1,312,500 | -36% |
| SW7 | £1,170,000 | -26% |
| SW13 | £1,106,200 | -12% |
| SW3 | £1,100,000 | -27% |
| SW1Y | £1,037,500 | -7% |
| SW10 | £870,000 | -19% |
| SW5 | £850,000 | -8% |
| SW14 | £825,000 | -14% |
| SW1E | £761,900 | -7% |
| SW6 | £757,500 | -11% |
| SW1P | £725,000 | +1% |
| SW11 | £707,500 | -8% |
| SW20 | £690,000 | +0% |
| SW12 | £655,000 | -6% |
| SW1H | £650,000 | -39% |
| SW1V | £638,000 | -15% |
| SW15 | £615,000 | +0% |
| SW18 | £612,500 | -2% |
| SW19 | £585,000 | -11% |
| SW17 | £582,500 | -1% |
| SW4 | £577,500 | -10% |
| SW8 (this report) | £550,000 | -9% |
Selling a home in SW8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SW8'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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SW8. Free after a one click sign in.
The live map plots every individual SW8 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.
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.