Average Rent, House Prices and Buy-to-Let Yield in Westminster (July 2026)
The average private rent in Westminster is £3,179 a month (ONS, July 2026) and the average house price £854,198 (HM Land Registry, June 2026): a gross yield of 4.5%, ranked 156 of 316 local authorities.
Rent in Westminster
The average private rent across all property types is £3,179 a month (-2.0% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £2,533 | £30,396 a year |
| 2 bedrooms | £3,286 | £39,432 a year |
| 3 bedrooms | £3,872 | £46,464 a year |
| 4+ bedrooms | £5,396 | £64,752 a year |
The bedroom ladder in Westminster: one to two bedrooms adds 29.7% to the rent, two to three adds 17.8% and three to four-plus adds 39.4% (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 Westminster
The average price paid is £854,198 (-25.4% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £3,687,075 |
| Semi-detached | £2,581,399 |
| Terraced | £1,547,558 |
| Flat | £758,103 |
Rents are outrunning prices in Westminster. Rents moved −2% over the year against −25.4% for prices — a gap of 23.4 points that lifts the gross yield a buyer sees today. Westminster ranks 314th of 316 local authorities for rent growth and 316th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Westminster
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £3,286 | £758,103 | 5.2% | 7.5% |
| Terraced house | £3,872 | £1,547,558 | 3% | 5.7% |
| Semi-detached | £3,872 | £2,581,399 | 1.8% | 4.6% |
| Detached | £5,396 | £3,687,075 | 1.8% | 4.1% |
On these pairings the strongest gross yield in Westminster is on flats at 5.2%, 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 156 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 £95,370 a year for the average rent.
- EPC before 2030: 30% of EPCs lodged in Westminster over the last year were below band C — the level a rented home needs by 1 October 2030 — with 24% at D (EPC ratings in Westminster).
- Council tax: Band D in Westminster is £1,050 for 2026/27, and the council charges a 100% second-home premium (council tax in Westminster).
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 £3,179 supports a loan of about £478,345, 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 Westminster
- Yield calculator with £854,198 and £3,179 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £3,179 a month
- Rental income tax on £38,148 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| 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% |
| Lewisham | £1,828 | £491,259 | 4.5% | +2.4% |
| Brent | £2,012 | £544,174 | 4.4% | +2% |
| Ealing | £2,085 | £575,814 | 4.3% | +2.2% |
All 316 areas ranked · council tax in Westminster · EPC ratings in Westminster.
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
£3,179 a month across all property types (ONS Price Index of Private Rents, July 2026), down 2.0% on a year earlier.
£854,198 (HM Land Registry UK House Price Index, June 2026).
About 4.5% gross on the averages — £3,179 rent against a £854,198 price — ranking 156 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 5.2% gross (£3,286 rent on a £758,103 price), against an England-and-Wales median of 7.5% for that type.
Rents −2% against prices −25.4% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £95,370 a year of household income for the average home; the affordability calculator shows 24× and 36× too.