Average Rent, House Prices and Buy-to-Let Yield in Lewisham (July 2026)
The average private rent in Lewisham is £1,828 a month (ONS, July 2026) and the average house price £491,259 (HM Land Registry, June 2026): a gross yield of 4.5%, ranked 157 of 316 local authorities.
Rent in Lewisham
The average private rent across all property types is £1,828 a month (+2.4% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £1,456 | £17,472 a year |
| 2 bedrooms | £1,789 | £21,468 a year |
| 3 bedrooms | £2,056 | £24,672 a year |
| 4+ bedrooms | £2,713 | £32,556 a year |
The bedroom ladder in Lewisham: one to two bedrooms adds 22.9% to the rent, two to three adds 14.9% and three to four-plus adds 32% (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 Lewisham
The average price paid is £491,259 (+0.6% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £1,118,334 |
| Semi-detached | £776,060 |
| Terraced | £603,258 |
| Flat | £379,341 |
Rents are outrunning prices in Lewisham. Rents moved +2.4% over the year against +0.6% for prices — a gap of 1.8 points that lifts the gross yield a buyer sees today. Lewisham ranks 236th of 316 local authorities for rent growth and 233rd of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Lewisham
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £1,789 | £379,341 | 5.7% | 7.5% |
| Terraced house | £2,056 | £603,258 | 4.1% | 5.7% |
| Semi-detached | £2,056 | £776,060 | 3.2% | 4.6% |
| Detached | £2,713 | £1,118,334 | 2.9% | 4.1% |
On these pairings the strongest gross yield in Lewisham is on flats at 5.7%, against an England-and-Wales median of 7.5% for that type; the weakest is 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 4.5% (rent × 12 ÷ price) — rank 157 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 £54,840 a year for the average rent.
- EPC before 2030: 35% of EPCs lodged in Lewisham over the last year were below band C — the level a rented home needs by 1 October 2030 — with 31% at D (EPC ratings in Lewisham).
- Council tax: Band D in Lewisham is £2,237 for 2026/27, and the council charges a 100% second-home premium (council tax in Lewisham).
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 £1,828 supports a loan of about £275,060, which is 56% 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 Lewisham
- Yield calculator with £491,259 and £1,828 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £1,828 a month
- Rental income tax on £21,936 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Hounslow | £1,945 | £512,888 | 4.6% | +3.1% |
| Bexley | £1,534 | £405,477 | 4.5% | +1.5% |
| Westminster | £3,179 | £854,198 | 4.5% | −2% |
| Brent | £2,012 | £544,174 | 4.4% | +2% |
| Ealing | £2,085 | £575,814 | 4.3% | +2.2% |
| Merton | £2,153 | £612,681 | 4.2% | +4.6% |
All 316 areas ranked · council tax in Lewisham · EPC ratings in Lewisham.
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
£1,828 a month across all property types (ONS Price Index of Private Rents, July 2026), up 2.4% on a year earlier.
£491,259 (HM Land Registry UK House Price Index, June 2026).
About 4.5% gross on the averages — £1,828 rent against a £491,259 price — ranking 157 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 5.7% gross (£1,789 rent on a £379,341 price), against an England-and-Wales median of 7.5% for that type.
Rents +2.4% against prices +0.6% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £54,840 a year of household income for the average home; the affordability calculator shows 24× and 36× too.