Average Rent, House Prices and Buy-to-Let Yield in Hammersmith and Fulham (July 2026)
The average private rent in Hammersmith and Fulham is £2,796 a month (ONS, July 2026) and the average house price £725,562 (HM Land Registry, June 2026): a gross yield of 4.6%, ranked 126 of 316 local authorities.
Rent in Hammersmith and Fulham
The average private rent across all property types is £2,796 a month (+1.9% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £1,979 | £23,748 a year |
| 2 bedrooms | £2,595 | £31,140 a year |
| 3 bedrooms | £2,961 | £35,532 a year |
| 4+ bedrooms | £4,141 | £49,692 a year |
The bedroom ladder in Hammersmith and Fulham: one to two bedrooms adds 31.1% to the rent, two to three adds 14.1% and three to four-plus adds 39.9% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Hammersmith and Fulham
The average price paid is £725,562 (-13.3% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £1,668,347 |
| Semi-detached | £1,446,080 |
| Terraced | £1,109,048 |
| Flat | £561,089 |
Rents are outrunning prices in Hammersmith and Fulham. Rents moved +1.9% over the year against −13.3% for prices — a gap of 15.2 points that lifts the gross yield a buyer sees today. Hammersmith and Fulham ranks 265th of 316 local authorities for rent growth and 314th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Hammersmith and Fulham
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £2,595 | £561,089 | 5.5% | 7.5% |
| Terraced house | £2,961 | £1,109,048 | 3.2% | 5.7% |
| Semi-detached | £2,961 | £1,446,080 | 2.5% | 4.6% |
| Detached | £4,141 | £1,668,347 | 3% | 4.1% |
On these pairings the strongest gross yield in Hammersmith and Fulham is on flats at 5.5%, against an England-and-Wales median of 7.5% for that type; the weakest is semi-detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 4.6% (rent × 12 ÷ price) — rank 126 of 316 local authorities; the regional median is 4.5%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £83,880 a year for the average rent.
- EPC before 2030: 31% of EPCs lodged in Hammersmith and Fulham over the last year were below band C — the level a rented home needs by 1 October 2030 — with 27% at D (EPC ratings in Hammersmith and Fulham).
- Council tax: Band D in Hammersmith and Fulham is £1,520 for 2026/27, and the council charges a 100% second-home premium (council tax in Hammersmith and Fulham).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £2,796 supports a loan of about £420,715, which is 58% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Hammersmith and Fulham
- Yield calculator with £725,562 and £2,796 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £2,796 a month
- Rental income tax on £33,552 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Southwark | £2,431 | £582,473 | 5% | +3.8% |
| Croydon | £1,581 | £394,736 | 4.8% | +3.3% |
| Enfield | £1,821 | £471,019 | 4.6% | +5.1% |
| Wandsworth | £2,620 | £680,105 | 4.6% | +3.9% |
| Hounslow | £1,945 | £512,888 | 4.6% | +3.1% |
| Bexley | £1,534 | £405,477 | 4.5% | +1.5% |
All 316 areas ranked · council tax in Hammersmith and Fulham · EPC ratings in Hammersmith and Fulham.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£2,796 a month across all property types (ONS Price Index of Private Rents, July 2026), up 1.9% on a year earlier.
£725,562 (HM Land Registry UK House Price Index, June 2026).
About 4.6% gross on the averages — £2,796 rent against a £725,562 price — ranking 126 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 5.5% gross (£2,595 rent on a £561,089 price), against an England-and-Wales median of 7.5% for that type.
Rents +1.9% against prices −13.3% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £83,880 a year of household income for the average home; the affordability calculator shows 24× and 36× too.
Postcode districts in Hammersmith and Fulham
Council tax bands, sold prices and build periods for each district — all SW postcodes · all W postcodes.