Capital View · London boroughs
What does property cost, and what does it yield, in each London borough?
All 33 boroughs, from 55,265 sales registered with HM Land Registry in the twelve months to 31 March 2026. Every figure below carries its source and its date. What is recorded, what we calculated and what we think are kept apart — on the page and in the markup.
How to read this page. Verified data is a figure as recorded by a public register: we did not estimate it. Calculated is arithmetic we did on two cited sources, with the method shown. Market commentary is our opinion, and it is never mixed into a column of data.
What does the median home cost in each London borough?
Verified dataKensington and Chelsea is the most expensive borough at a median of £1,130,000; Barking and Dagenham the least, at £380,000. The middle column is the number of sales behind each median — a median resting on nine hundred sales and one resting on ninety are not the same kind of number, so the count is shown rather than hidden.
| Borough | Median sale price | Sales | Median flat | Monthly rent | Gross yield |
|---|---|---|---|---|---|
| Kensington and Chelsea | £1,130,000 | 1,041 | £940,000 | £3,629 | 3.85% |
| City of Westminster | £850,000 | 1,314 | £765,000 | £3,179 | 4.49% |
| Camden | £780,000 | 1,177 | £695,000 | £2,800 | 4.31% |
| City of Londonthin volume | £745,000 | 96 | £745,000 | — | not published |
| Richmond upon Thames | £725,000 | 1,800 | £470,000 | £2,318 | 3.84% |
| Hammersmith and Fulham | £710,000 | 1,359 | £600,000 | £2,796 | 4.73% |
| Wandsworth | £665,000 | 3,215 | £515,000 | £2,620 | 4.73% |
| Islington | £661,250 | 1,291 | £590,000 | £2,854 | 5.18% |
| Haringey | £585,000 | 1,493 | £457,000 | £2,213 | 4.54% |
| Barnet | £585,000 | 2,324 | £390,000 | £1,945 | 3.99% |
| Hackney | £580,000 | 1,395 | £525,300 | £2,644 | 5.47% |
| Harrow | £558,500 | 1,074 | £335,000 | £1,773 | 3.81% |
| Kingston upon Thames | £558,000 | 1,353 | £370,000 | £1,807 | 3.89% |
| Waltham Forest | £556,850 | 1,944 | £400,000 | £1,765 | 3.80% |
| Merton | £555,000 | 1,530 | £395,000 | £2,153 | 4.66% |
| Brent | £550,000 | 1,302 | £435,000 | £2,012 | 4.39% |
| Lambeth | £545,000 | 2,355 | £460,000 | £2,519 | 5.55% |
| Southwark | £541,150 | 1,980 | £450,000 | £2,431 | 5.39% |
| Ealing | £535,000 | 1,807 | £390,000 | £2,085 | 4.68% |
| Bromley | £526,750 | 3,057 | £335,000 | £1,681 | 3.83% |
| Redbridge | £516,000 | 1,522 | £309,250 | £1,724 | 4.01% |
| Hillingdon | £515,000 | 1,685 | £305,000 | £1,565 | 3.65% |
| Tower Hamlets | £485,000 | 1,686 | £465,000 | £2,439 | 6.03% |
| Enfield | £485,000 | 1,695 | £320,000 | £1,821 | 4.51% |
| Hounslow | £480,000 | 1,345 | £346,000 | £1,945 | 4.86% |
| Lewisham | £475,000 | 2,082 | £375,000 | £1,828 | 4.62% |
| Sutton | £453,000 | 1,587 | £285,000 | £1,553 | 4.11% |
| Havering | £450,000 | 2,221 | £260,000 | £1,564 | 4.17% |
| Greenwich | £450,000 | 1,723 | £375,000 | £1,980 | 5.28% |
| Newham | £437,000 | 1,247 | £370,000 | £1,927 | 5.29% |
| Croydon | £425,000 | 2,769 | £280,000 | £1,581 | 4.46% |
| Bexley | £425,000 | 1,909 | £261,000 | £1,534 | 4.33% |
| Barking and Dagenham | £380,000 | 887 | £237,000 | £1,696 | 5.36% |
Source, sale prices and counts: HM Land Registry Price Paid Data, full-market (category A) residential sales registered 1 April 2025 to 31 March 2026, aggregated by borough. Retrieved 1 September 2026. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
Source, rents: Office for National Statistics, Price Index of Private Rents — monthly price statistics, July 2026 figures, released 19 August 2026. Contains public sector information from the Office for National Statistics licensed under the Open Government Licence v3.0.
Why the median and not the average?
Which sales are counted, and which are left out?
Does this include new-build and leasehold?
Which boroughs return most against the purchase price?
CalculatedOn these two sources, gross yield runs from 6.03% in Tower Hamlets down to 3.65% in Hillingdon. The calculation is one line and we show it rather than describe it:
ONS median monthly rent × 12 ÷ median registered sale price. Gross: nothing taken off for voids, management, maintenance, service charge or tax.
It is published for 32 of the 33 boroughs. The City of London is missing because ONS publishes no rent level for it — not because we could not be bothered to look, and not filled in with a neighbour’s figure.
How is this yield worked out?
Why is the yield not marked as verified data?
Is it gross or net?
Where do price and rent pull apart, and does it matter?
Does a higher yield mean a better investment?
How far can these figures be trusted?
Two public sources, both Open Government Licence v3.0, both dated. Nothing here is modelled, smoothed or filled in. Where a figure does not exist, the page says so instead of estimating it.
One borough is flagged. The City of London registered 96 full-market sales in the year — the median is real, but on that few transactions it moves a great deal, so it carries a thin volume mark. No other borough in London falls below the 300-sale threshold we set for that warning.
Address-level data is deliberately absent. The register’s address fields carry Royal Mail and Ordnance Survey rights that the Open Government Licence does not cover, so everything on this page is aggregated to borough level and no individual sale is republished.
How current are these figures?
Do any boroughs carry a warning?
Can these figures be reused?
Would you like the whole thing as a PDF?
The same figures, the same sources, laid out for printing or for sending to someone who will read it away from a screen. It downloads immediately.
Where does this sit in the rest of our work?
This page is the data floor. The judgement built on it — which boroughs suit which holding period, where the supply pipeline changes the picture, what a specific building is actually worth — lives in the pages below and in the Capital View reports.