House prices in 'SW8 2', Nine Elms

Price per square metre data and charts revealed. Latest statistics for the housing market in 'SW8 2' (Nine Elms, Kennington) - calculated on 01 December 2025.

Defining 'SW8 2'

This analysis is limited to properties whose postcode starts with "SW8 2", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it SW8 2, Nine Elms. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in SW8 2 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 9, Pickworth Close, Nine Elms, SW8 2TS sold for £352,500. Given the internal area of 47 square metres recorded on the EPC, the price per sqm is £352,500 ÷ 47 sqm = £7,500.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on SW8 2 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for 'SW8 2' vs 'SW8'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in SW8 2 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £8,500 to £9,000, £9,000 to £9,500, £9,500 to £10,000 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 233 sales that took place in SW8 2, Nine Elms, Kennington in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in SW8 2, Nine Elms. Notably, only 25% of properties that sold recently were valued at more than £9,440 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of SW8 2 homes.

Box plot of £ per sqm for SW8 2

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Nine Elms. The chart above shows a boxplot for 'SW8 2' as well as the 'SW8' postcode district.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'SW8 2' is £8,160.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 233 transactions in SW8 2, Nine Elms half were sold for between £6,730 and £9,440 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 233 for SW8 2, Nine Elms.

    • Property price map for Nine Elms

    Have a look at the interactive price map I created for myself. Use it to explore 'SW8 2' house prices all the way down to individual property plots.

    Property price heatmap for Nine Elms
    House price map for Nine Elms

    Nine Elms house price forecasting

    House prices in SW8 2 fell -4.5% in the last year, -8.1% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in SW8 2 (Nine Elms) compared with the wider postcode district of SW8.

    House price index for SW8 2

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'SW8 2' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in SW8 2 and is set to 100 in 2004. I'm comparing the trends for SW8 2,Nine Elms with the wider postcode district of SW8 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Lambeth local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for SW8 2
    SW8 2 sector SW8 district
    Nominal Real Nominal Real
    20 yr per annum 3.1% 0.4% 4.0% 1.2%
    20 yr total 85.4% 7.4% 118.8% 26.8%
    10 yr per annum -1.1% -4.1% 0.3% -2.8%
    10 yr total -10.6% -34.4% 2.7% -24.6%
    5 yr per annum -1.5% -5.8% -1.1% -5.4%
    5 yr total -7.4% -25.7% -5.4% -24.2%
    1 yr per annum -4.5% -8.1% -4.8% -8.4%
    1 yr total -4.5% -8.1% -4.8% -8.4%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, SW8 district have seen a 1.2% annual change when adjusted for inflation. This translates to a total change of 26.8% in real terms.
    • Over the past 5 years, SW8 district have seen a -5.4% annual change when adjusted for inflation. This translates to a total change of -24.2% in real terms.

    Most recent SW8 2 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    St George Wharf, Nine Elms, SW8 2L 82 sqm £9,998 50
    Wandsworth Road, Nine Elms, SW8 2F 74 sqm £10,423 29
    Albion Avenue, Nine Elms, SW8 2A 60 sqm £6,862 28
    Cornell Square, Nine Elms, SW8 2E 64 sqm £7,757 23
    Hebden Place, Nine Elms, SW8 2F 70 sqm £7,546 22
    St George Wharf, Nine Elms, SW8 2F 57 sqm £9,736 21
    St George Wharf, Nine Elms, SW8 2J 81 sqm £9,422 17
    Priory Grove, Nine Elms, SW8 2P 92 sqm £7,975 15

    Search for your street here.

    Nearby geographies

    The table below shows how 'SW8 2' compares to the other postcode sectors in SW8.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    SW9 9 Stockwell £7,170 sqm £8,130 sqm £9,390 sqm 248
    SW9 0 Brixton £6,390 sqm £7,790 sqm £8,550 sqm 238
    SW8 5 Nine Elms £8,240 sqm £14,180 sqm £16,030 sqm 69
    SW8 4 Nine Elms £6,360 sqm £8,220 sqm £9,640 sqm 107
    SW8 3 Queenstown Road £7,720 sqm £8,820 sqm £9,860 sqm 166
    SW8 2 Nine Elms £6,730 sqm £8,160 sqm £9,440 sqm 233
    SW8 1 Nine Elms £7,180 sqm £9,110 sqm £10,590 sqm 183
    SW4 7 Clapham North £7,090 sqm £7,970 sqm £9,130 sqm 178
    SW4 6 Clapham High Street £7,110 sqm £8,210 sqm £9,110 sqm 192
    SW4 0 Clapham Common £8,250 sqm £9,640 sqm £11,110 sqm 185

    Raw data

    Our analysis of SW8 2 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    9, Pickworth Close, Nine Elms, Kennington £352,500
    Oct-2025
    		 47 7,500
    Flat 7 Lang House, Hartington Rd, Nine Elms, Kennington £440,000
    Oct-2025
    		 55 8,000
    19, Thorne Rd, Nine Elms, Kennington £375,000
    Oct-2025
    		 50 7,500

    See the entire list of all sales in SW8 2 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.