Balham property market
Updated 20 August 2026 · refreshed daily
London: £550k
466 homes for sale in Balham. Half of them ask between £450k and £925k. Updated 20 August 2026.
807 Land Registry sales in the 12 months to December 2025 · London £528k
| Market | Range low | Median | Range high |
|---|---|---|---|
| Balham | £450,000 | £650,000 | £925,000 |
| London | £399,000 | £550,000 | £850,000 |
Buying in Balham typically costs more than London: the median asking price is 18% higher, and the premium holds from the lower end to the top of the market.
Each band covers the middle half of asking prices.
- A typical 2-bed asks £625k here, compared to £500k across London
- Only 25% of listings have parking, compared to 43% across London
- 64% of listings have a garden, compared to 52% across London
Homes came onto and left the Balham market at a similar pace
↑ 23% · was 77
↑ 49% · was 57
↑ 28% · was 82
before going off the market
Changes compare with the prior 30 days.
466 homes for sale in Balham, down 11% since 17 Jul
Counted daily from the listings we track
| Date | Homes for sale |
|---|---|
| 2026-07-17 | 525 |
| 2026-07-18 | 519 |
| 2026-07-19 | 514 |
| 2026-07-20 | 509 |
| 2026-07-21 | 512 |
| 2026-07-22 | 513 |
| 2026-07-23 | 512 |
| 2026-07-24 | 511 |
| 2026-07-25 | 513 |
| 2026-07-26 | 509 |
| 2026-07-27 | 502 |
| 2026-07-28 | 500 |
| 2026-07-29 | 505 |
| 2026-07-30 | 508 |
| 2026-07-31 | 516 |
| 2026-08-01 | 508 |
| 2026-08-02 | 497 |
| 2026-08-03 | 494 |
| 2026-08-04 | 493 |
| 2026-08-05 | 500 |
| 2026-08-06 | 487 |
| 2026-08-07 | 476 |
| 2026-08-08 | 471 |
| 2026-08-09 | 468 |
| 2026-08-10 | 467 |
| 2026-08-11 | 473 |
| 2026-08-12 | 475 |
| 2026-08-13 | 479 |
| 2026-08-14 | 479 |
| 2026-08-15 | 473 |
| 2026-08-16 | 472 |
| 2026-08-17 | 469 |
| 2026-08-18 | 466 |
| 2026-08-19 | 469 |
| 2026-08-20 | 466 |
Asking prices
Where homes in Balham sit by price band, against London
Homes for sale in Balham skew pricier than in London
29% of Balham listings ask under £500k, a smaller share than London (41%)
| Price band | Balham listings | Balham share | London share |
|---|---|---|---|
| <£300k | 9 | 2% | 11% |
| £300k–400k | 51 | 11% | 15% |
| £400k–500k | 77 | 17% | 16% |
| £500k–650k | 79 | 17% | 18% |
| £650k–800k | 98 | 21% | 12% |
| £800k–1m | 43 | 9% | 9% |
| £1m–1.5m | 50 | 11% | 8% |
| £1.5m+ | 59 | 13% | 11% |
Asking prices by type
All homes for sale in Balham, set against London
Flats are the most common property type for sale in Balham and ask 11% more than London flats
| property type | Balham | London |
|---|---|---|
| Flat (292 for sale · 63%) | £525,000 | £475,000 |
| Maisonette (46 for sale · 10%) | £650,000 | £450,000 |
| End of Terrace (16 for sale · 3%) | £1,087,500 | £600,000 |
| Terraced (39 for sale · 8%) | £1,350,000 | £600,000 |
| Detached (10 for sale · 2%) | £1,450,000 | £1,250,000 |
| House (24 for sale · 5%) | £1,525,000 | £995,000 |
| Semi-detached (28 for sale · 6%) | £1,975,000 | £700,000 |
The step from two to three bedrooms in Balham adds 24% to the asking price (London: 30%)
| size | Balham | London |
|---|---|---|
| Studio (6 for sale) | £297,500 | £300,000 |
| 1 bed (97 for sale) | £410,000 | £360,000 |
| 2 beds (181 for sale) | £625,000 | £500,000 |
| 3 beds (84 for sale) | £775,000 | £650,000 |
| 4 beds (39 for sale) | £1,250,000 | £900,000 |
| 5+ beds (59 for sale) | £1,895,000 | £1,692,000 |
Median asking price for every size and type on the market in Balham
| Size | Flat | Maisonette | Terraced | Semi-det. | All types |
|---|---|---|---|---|---|
| Studio | £298k6 | n/a | n/a | n/a | £298k6 |
| 1 bed | £400k92 | n/a | n/a | n/a | £410k97 |
| 2 beds | £625k145 | £625k27 | n/a | n/a | £625k181 |
| 3 beds | £700k45 | £700k15 | £950k9 | n/a | £775k84 |
| 4 beds | n/a | n/a | £1.3m12 | £1.6m8 | £1.3m39 |
| 5+ beds | n/a | n/a | £1.5m15 | £2.3m18 | £1.9m59 |
| All sizes | £525k292 | £650k46 | £1.4m39 | £2.0m28 | £650k466 |
Median asking price, with the number for sale below it. Combinations with fewer than 5 listings are shown as n/a. Types shown are the four most common in the area.
Price per square foot
438 matched sales
London: £598 per sq ft
430 listings with a known floor area
London: £658 per sq ft
Asking price per sq ft by property type in Balham
Current listings with a known floor area; the count under each row
| property type | Balham | London |
|---|---|---|
| Flats (319 listings) | £788 | £692 |
| Terraced houses (54 listings) | £825 | £598 |
Asking against sold price per sq ft by property type in Balham
Today's listings against Land Registry sales in the 12 months to June 2026
| Type | Asking | Sold | Asking vs sold |
|---|---|---|---|
| Flat / maisonette | £788319 listings | £795275 sales | in line |
| Terraced | £82554 listings | £874126 sales | -5.6% |
Per square foot, so size differences are already taken out; what remains is a mix of pricing, condition and which homes happen to be for sale versus sold. Context, not a discount.
Sold price per sq ft by property type in Balham
| property type | Balham | London |
|---|---|---|
| Flat / maisonette (275 sales) | £795 | £616 |
| Terraced (126 sales) | £874 | £604 |
| Semi-detached (30 sales) | £918 | £564 |
Sold prices per sq ft in Balham are up 8% over 10 years, to £834
London: up 16% to £598 over the same period
| Window ends | Balham | London |
|---|---|---|
| Sept 2016 | £769 | £515 |
| Dec 2016 | £777 | £523 |
| Mar 2017 | £773 | £525 |
| Jun 2017 | £770 | £529 |
| Sept 2017 | £770 | £533 |
| Dec 2017 | £764 | £535 |
| Mar 2018 | £757 | £536 |
| Jun 2018 | £751 | £535 |
| Sept 2018 | £744 | £534 |
| Dec 2018 | £738 | £533 |
| Mar 2019 | £741 | £530 |
| Jun 2019 | £737 | £526 |
| Sept 2019 | £728 | £524 |
| Dec 2019 | £740 | £525 |
| Mar 2020 | £741 | £529 |
| Jun 2020 | £748 | £531 |
| Sept 2020 | £767 | £536 |
| Dec 2020 | £771 | £547 |
| Mar 2021 | £779 | £555 |
| Jun 2021 | £782 | £562 |
| Sept 2021 | £785 | £564 |
| Dec 2021 | £787 | £566 |
| Mar 2022 | £787 | £571 |
| Jun 2022 | £791 | £579 |
| Sept 2022 | £807 | £595 |
| Dec 2022 | £812 | £605 |
| Mar 2023 | £812 | £608 |
| Jun 2023 | £822 | £609 |
| Sept 2023 | £825 | £605 |
| Dec 2023 | £819 | £601 |
| Mar 2024 | £825 | £600 |
| Jun 2024 | £821 | £600 |
| Sept 2024 | £819 | £602 |
| Dec 2024 | £834 | £605 |
| Mar 2025 | £829 | £606 |
| Jun 2025 | £839 | £607 |
| Sept 2025 | £839 | £606 |
| Dec 2025 | £833 | £604 |
| Mar 2026 | £836 | £601 |
| Jun 2026 | £834 | £598 |
Sold figures: HM Land Registry and EPC data, excluding new-builds. Asking figures: current listings with a known floor area.
Homes sold in Balham
Land Registry records for the 12 months to December 2025
Previous 12 months: 796 sales
London: £527,500
vs Balham's norm of 796 sales a year · London: +2%
Sales are in line with Balham's five-year norm; London is 2% above its own norm.
How sold prices have moved by property type in Balham
Median sold price in the 12 months to December 2025 against the same window one and five years earlier
| Type | Sales | Median | vs 1 year ago | vs 5 years ago |
|---|---|---|---|---|
| All types | 807 | £700k | +1.4% | 0.0% |
| Flat / maisonette | 543 | £570k | -3.4% | -5.0% |
| Terraced | 202 | £1.3m | -2.0% | +6.4% |
| Semi-detached | 50 | £1.8m | +5.8% | +20.5% |
Changes compare medians of different homes sold in each window, so they mix price movement with what happened to sell; cells with fewer than 30 sales at either end are n/a.
Median sold price by property type in Balham
Number of sales in the window under each type
| property type | Balham | London |
|---|---|---|
| Flat / maisonette (543 sales) | £570,000 | £430,000 |
| Terraced (202 sales) | £1,303,750 | £591,000 |
| Semi-detached (50 sales) | £1,767,500 | £625,000 |
| Detached (12 sales) | £3,150,000 | £905,000 |
The median sold price in Balham is up 11% over 10 years, to £700k
Now 33% above London (£528k)
| Window ends | Balham | London |
|---|---|---|
| Mar 2016 | £633k | £415k |
| Jun 2016 | £635k | £425k |
| Sept 2016 | £635k | £430k |
| Dec 2016 | £650k | £435k |
| Mar 2017 | £640k | £440k |
| Jun 2017 | £644k | £445k |
| Sept 2017 | £650k | £450k |
| Dec 2017 | £650k | £455k |
| Mar 2018 | £658k | £459k |
| Jun 2018 | £655k | £459k |
| Sept 2018 | £650k | £458k |
| Dec 2018 | £651k | £457k |
| Mar 2019 | £646k | £455k |
| Jun 2019 | £648k | £455k |
| Sept 2019 | £646k | £455k |
| Dec 2019 | £654k | £460k |
| Mar 2020 | £670k | £465k |
| Jun 2020 | £679k | £465k |
| Sept 2020 | £693k | £475k |
| Dec 2020 | £700k | £490k |
| Mar 2021 | £700k | £500k |
| Jun 2021 | £695k | £510k |
| Sept 2021 | £695k | £505k |
| Dec 2021 | £690k | £500k |
| Mar 2022 | £700k | £500k |
| Jun 2022 | £702k | £500k |
| Sept 2022 | £714k | £520k |
| Dec 2022 | £725k | £525k |
| Mar 2023 | £715k | £525k |
| Jun 2023 | £724k | £526k |
| Sept 2023 | £714k | £525k |
| Dec 2023 | £685k | £521k |
| Mar 2024 | £690k | £522k |
| Jun 2024 | £686k | £521k |
| Sept 2024 | £685k | £525k |
| Dec 2024 | £690k | £525k |
| Mar 2025 | £675k | £526k |
| Jun 2025 | £685k | £530k |
| Sept 2025 | £690k | £530k |
| Dec 2025 | £700k | £528k |
807 homes sold in Balham in the 12 months to December 2025, in line with the year before
Previous 12 months: 796
| Window ends | Balham |
|---|---|
| Mar 2016 | 911 |
| Jun 2016 | 851 |
| Sept 2016 | 774 |
| Dec 2016 | 707 |
| Mar 2017 | 574 |
| Jun 2017 | 613 |
| Sept 2017 | 659 |
| Dec 2017 | 670 |
| Mar 2018 | 717 |
| Jun 2018 | 720 |
| Sept 2018 | 685 |
| Dec 2018 | 678 |
| Mar 2019 | 630 |
| Jun 2019 | 595 |
| Sept 2019 | 632 |
| Dec 2019 | 664 |
| Mar 2020 | 690 |
| Jun 2020 | 644 |
| Sept 2020 | 636 |
| Dec 2020 | 698 |
| Mar 2021 | 822 |
| Jun 2021 | 1,113 |
| Sept 2021 | 1,099 |
| Dec 2021 | 1,005 |
| Mar 2022 | 903 |
| Jun 2022 | 740 |
| Sept 2022 | 826 |
| Dec 2022 | 905 |
| Mar 2023 | 877 |
| Jun 2023 | 796 |
| Sept 2023 | 726 |
| Dec 2023 | 699 |
| Mar 2024 | 688 |
| Jun 2024 | 736 |
| Sept 2024 | 787 |
| Dec 2024 | 796 |
| Mar 2025 | 958 |
| Jun 2025 | 900 |
| Sept 2025 | 841 |
| Dec 2025 | 807 |
Recent sales in Balham
The newest completed sales registered with HM Land Registry
| Address | Sold | Type | Price | £/sq ft |
|---|---|---|---|---|
| 65a Emmanuel Road · SW12 0HP | Jun 2026 | Flat / maisonette · Leasehold | £725,000 | £832 |
| Flat A, 157 Sternhold Avenue · SW2 4PF | Jun 2026 | Flat / maisonette · Leasehold | £650,000 | n/a |
| 4 Hoadly Road · SW16 1AF | Jun 2026 | Semi-detached · Freehold | £1,975,000 | £565 |
| 1, Elmfield Mansions Elmfield Road · SW17 8AA | Jun 2026 | Flat / maisonette · Leasehold | £640,000 | £716 |
| Flat 4, Victoria House, 87 - 89 Bedford Hill · SW12 9HD | Jun 2026 | Flat / maisonette · Leasehold | £540,000 | £523 |
| 28 Dingley Lane · SW16 1AZ | Jun 2026 | Terraced · Freehold | £750,000 | £590 |
| 120 Telford Avenue · SW2 4XQ | Jun 2026 | Flat / maisonette · Leasehold | £712,000 | £704 |
| 43 Marius Road · SW17 7QU | Jun 2026 | Terraced · Freehold | £1,360,000 | £766 |
| 45a Emmanuel Road · SW12 0HN | Jun 2026 | Flat / maisonette · Leasehold | £740,000 | £859 |
| Flat 1, 14 Marius Road · SW17 7QQ | Jun 2026 | Flat / maisonette · Leasehold | £700,000 | £867 |
| Flat 4, 215a Balham High Road · SW17 7ET | Jun 2026 | Flat / maisonette · Leasehold | £585,000 | n/a |
| 41a Drakefield Road · SW17 8RT | May 2026 | Terraced · Freehold | £810,000 | £865 |
Contains HM Land Registry and EPC data.
What listings offer
More gardens than London
64% of listings have a garden; London: 52%. 296 of 466 listings have a garden. Counted from listing descriptions, so treat as a lower bound.Less parking than London
25% of listings have parking or a garage; London: 43%. 116 of 466 listings have parking or a garage. Counted from listing descriptions, so treat as a lower bound.More chain-free homes than London
33% of listings are listed as chain-free; London: 28%. 155 of 466 listings are listed as chain-free. Counted from listing descriptions, so treat as a lower bound.Current listings worth a look
Picked by simple rules, not adverts: cheapest, most space, gardens
Balham High Road, London, SW17
As of 20 August 2026
Normanton House, Oaklands Estate, London
As of 20 August 2026
Lumiere Court, Balham, SW17
As of 20 August 2026
Tantallon Road, London SW12
As of 20 August 2026
Watching the Balham market?
Perch sends you the new listings, price drops and off-market moves that match your search, every morning, from every estate agent we track.
Set up my daily briefingHow nearby areas compare
Current listings around Balham
| Area | For sale | Median asking | Median 2-bed | Sold £/sq ft | Houses |
|---|---|---|---|---|---|
| Balham | 466 | £650k | £625k | £834 | 26% |
| Tooting | 920 | £548k | £500k | £728 | 30% |
| Streatham Hill | 439 | £495k | £475k | £620 | 20% |
| Clapham | 1,448 | £600k | £600k | £815 | 19% |
| Earlsfield | 363 | £600k | £550k | £828 | 26% |
| Londonbenchmark | 62,310 | £550k | £500k | £598 | 31% |
Balham property market: common questions
Where is Balham?
Balham sits in south London, mostly in Wandsworth, about 4 miles from the centre.
What is the average house price in Balham?
The median asking price across the 466 homes for sale in Balham is £650,000 (as of 20 August 2026). We quote the median (the middle listing) rather than a mean, because a handful of very expensive homes would pull a mean upwards. Half of listings ask between £450,000 and £925,000. That is 18% above London. Homes that actually sold in Balham went for a median £700,000 (Land Registry, 12 months to December 2025).
How many homes are for sale in Balham?
466 homes are on the market in Balham right now, 95 of them listed in the last 30 days. Perch counts every listing it tracks across estate agents and portals, refreshed daily.
Are house prices being cut in Balham?
85 listings in Balham had their asking price reduced in the last 30 days, about 18% of the homes currently for sale.
How long are homes on the market in Balham?
Of the Balham listings that came off the market in the last 30 days and that we first saw after we began tracking the area, the typical one had been advertised for 70 days. Coming off the market usually means sold subject to contract, but it can also mean withdrawn, so treat this as time advertised rather than time to sell.
How much do flats and houses cost in Balham?
The median asking price for a flat in Balham is £575,000; for a house it is £1,250,000. Use the property type and bedroom filters on this page for a finer cut.
What is the price per square foot in Balham?
In Balham, homes that sold went for a median £834 per sq ft (HM Land Registry and EPC data), and current listings with a known floor area ask a median £807 per sq ft.
How these numbers are made
- Asking figures: Current listings we track across estate agents and portals (466 in Balham), refreshed daily, as of 20 August 2026. We quote medians, never means, and suppress anything based on fewer than 5 listings.
- Off market and time listed: Off-market counts include only listings confirmed off the market after a short grace period; "typical time listed" is time advertised, not time to sell. We have tracked Balham since September 2025.
- London comparisons: The same daily snapshot taken across the whole of London, so both sides of every comparison share one basis. Where a comparison spans all property types, some of the gap reflects what is for sale here.
- Sold figures: HM Land Registry price paid data for the 12 months to December 2025 (the latest months are left out while sales are still being registered), with floor areas from EPC certificates. England and Wales; new-builds and non-standard transactions excluded.
Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0, and Energy Performance of Buildings Data: England and Wales © Crown copyright.