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A detailed look at how prime London postcodes performed in Q2 2025.

Pick a postcode: Area-by-area breakdown

  • Battersea, Clapham & Wandsworth

    This is one of a few areas where stock levels remain a challenge for buyers. New listings are down 11% compared to the 10-year average. With a lack of stock in this area, buyers haven’t had the same negotiating power as in other markets. Average discounts in this area are 2.1%, compared to 8.7% across London. 

    -47.2%

    Annual sales volume growth

    -2.1%

    Average Discount

    5.6%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £800 3.0% 174 56.1% -3.8% 41 -68.0%
    £1m - £10m £898 -2.8% 141 28.6% -2.1% 28 -47.2%
    £10m+ - - - - - - -
    Source: lonres

  • Bayswater & Maida Vale

    Property values in this area are back up to peak levels at £1,522 per square foot on average. Activity has been strong too with transaction volumes up 10.9% annually.

    10.9%

    Annual sales volume growth

    -8.7%

    Average Discount

    4.6%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £975 -2.9% 177 46.4% -7.4% 56 -15.2%
    £1m - £10m £1,522 0.0% 169 43.1% -8.7% 51 10.9%
    £10m+ £3,150 32.0% 242 100.0% -21.1% 1 -50.0%
    Source: lonres

  • Chelsea

    Following price falls of 6.2% in the last quarter, prices are now 17.2% below the height of the market, offering buyers incredible value for money relative to historic prices.

    -9.9%

    Annual sales volume growth

    -10.5%

    Average Discount

    4.3%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,138 5.7% 173 37.5% -6.6% 40 -35.5%
    £1m - £10m £1,603 -6.2% 184 46.6% -10.5% 73 -9.9%
    £10m+  -   -  77 -  -  1 -50.0%
    Source: lonres

  • Fulham & Earl’s Court

    Like most outer prime markets, property here is selling faster than in more central locations, 135 days on average, compared to 164 days on average across London.

    45.3%

    Annual sales volume growth

    -5.8%

    Average Discount

    4.9%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £962 5.5% 180 66.7% -8.5% 48 -38.5%
    £1m - £10m £1,109 1.6% 135 31.9% -5.8% 47 -45.3%
    £10m+ - - - - - - -
    Source: lonres

  • Hammersmith & Chiswick

    Property values have reached new peak levels, with average price per square foot of properties sold in the last quarter of the year hitting £1,077. Buyers here were also only able to negotiate average discounts of 4.8%, compared to the average of 8.7% across prime London.

    6.5%

    Annual sales volume growth

    -4.8%

    Average Discount

    4.6%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £881 7.0% 178 44.7% -9.7% 38 -11.6%
    £1m - £10m £1,077 20.1% 154 33.3% -4.8% 33 6.5%
    £10m+ £1,206 - 219 50.0% -18.5% 2 -
    Source: lonres

  • Hampstead & Highgate

    58% of properties here are sold at a discount with buyers on average negotiating 5.3%. This is lower than most areas in London.

    -33.3%

    Annual sales volume growth

    -5.3%

    Average Discount

    4.3%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £972 1.2% 149 46.4% -6.1% 28 -39.1%
    £1m - £10m £1,226 -3.7% 140 18.4% -5.3% 38 -33.3%
    £10m+  -   -  275 -  -  2 0.0%
    Source: lonres

  • Kensington, Notting Hill & Holland Park

    This area saw significant price growth in the last quarter, up 12.1% compared to the previous quarter. Prices here are now only 0.8% below the height of the market.

    0.0%

    Annual sales volume growth

    -7.8%

    Average Discount

    3.8%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,011 -5.1% 167 47.4% -8.2% 38 -39.7%
    £1m - £10m £1,623 2.1% 181 38.3% -7.8% 94 0.0%
    £10m+ £2,665 -5.1% 259 -  -  3 -70.0%
    Source: lonres

  • King’s Cross & Islington*

    This is one of a few areas where stock levels remain a challenge for buyers. New listings are down 31% compared to the 10-year average. With a lack of stock in this area, buyers haven’t had the same negotiating power as in other markets. Average discounts in this area are 4.4%, compared to 8.7% across London.

    -57.1%

    Annual sales volume growth

    -4.4%

    Average Discount

    3.8%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £779 -8.5% 238 66.7% -9.4% 3 -83.3%
    £1m - £10m £1,646 70.5% 91 33.3% -4.4% 3 -57.1%
    £10m+ - - - - - - -
    Source: lonres
    *Data may be volatile due to small data set

  • Knightsbridge & Belgravia

    Average prices here are still 20.8% below the height of the market and buyers are also negotiating significant discounts, 12.5% on average.

    -12.2%

    Annual sales volume growth

    -12.5%

    Average Discount

    4.2%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,423 -2.7% 197 33.3% -10.8% 3 -75.0%
    £1m - £10m £1,875 -2.8% 148 44.4% -12.5% 36 -12.2%
    £10m+ £3,500 22.9% 204 60.0% -11.4% 5 66.7%
    Source: lonres

  • Marylebone, Fitzrovia & Soho

    75% of property in this area is sold at a discount to asking price with buyers on average negotiating 9.1% off the asking price.

    12.8%

    Annual sales volume growth

    -9.1%

    Average Discount

    4.4%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,133 -8.0% 178 44.0% -9.5% 25 -10.7%
    £1m - £10m £1,590 -3.9% 181 43.4% -9.1% 53 12.8%
    £10m+  -   -  -  -   -   -  -100.0%
    Source: lonres

  • Mayfair & St James’s

    Average prices here are still 16.6% below the height of the market and buyers are also negotiating the biggest discounts, 17.7% on average.

    -32.0%

    Annual sales volume growth

    -17.7%

    Average Discount

    3.3%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,678 39.9% 198 100.0% -5.5% 2 -33.3%
    £1m - £10m £2,035 4.0% 171 58.8% -17.7% 17 -32.0%
    £10m+ £2,555 -34.7% 190 20.0% -20.5% 5 66.7%
    Source: lonres

  • Pimlico, Westminster & Victoria

    This is one of a few areas where transaction volumes are relatively strong, up 16.3% compared to the 10-year average. This area has also seen positive price movements on a quarterly and annual basis (up 4.7% and 2.1% respectively).

    30.8%

    Annual sales volume growth

    -10.7%

    Average Discount

    5.2%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,032 -2.9% 167 50.0% -8.9% 44 33.3%
    £1m - £10m £1,214 2.1% 170 61.8% -10.7% 34 30.8%
    £10m+ £2,239 - - 100.0% -39.9% 2 -
    Source: lonres

  • South Kensington

    89% of property here is sold at a discount to asking price with buyers on average negotiating 11.7% off. Prices here are still 14.5% below the height of the market.

    -32.0%

    Annual sales volume growth

    -11.7%

    Average Discount

    4.0%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £1,111 -5.5% 216 62.5% -9.5% 8 -50.0%
    £1m - £10m £1,695 2.6% 176 41.2% -11.7% 34 -32.0%
    £10m+ £1,692  -  320 - -6.7% 1  - 
    Source: lonres

  • St John’s Wood, Regent’s Park & Primrose Hill

    Prices rebounded in the second quarter of the year. Due to a slump in average pricing in the first quarter of the year, this actually represents a 25.1% increase, meaning prices for this super prime postcode are now only 2.4% below the height of the market.

    14.3%

    Annual sales volume growth

    -10.5%

    Average Discount

    4.2%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £873 -6.1% 193 54.5% -9.0% 22 -56.0%
    £1m - £10m £1,488 -2.4% 182 45.8% -10.5% 48 14.3%
    £10m+ £1,885 -30.7%  -  - -18.7% 2 -33.3%
    Source: lonres

  • Wimbledon, Richmond, Putney & Barnes

    Competition in this area is still strong with only 20% of properties reducing their asking price, compared to 40.1% across London, and average discounts at 4.5%, compared to 8.7% across London.

    -42.9%

    Annual sales volume growth

    -4.5%

    Average Discount

    4.8%

    Annual gross rental yield

    Q2 2025
     
    Sold Property Price band Quarterly Average Sales £/Sq Ft Annual Change in price Time on market before sale (days) % of sold stock reduced in price Average discount for sold stock Quarterly Sales Volumes Annual change in quarterly sales volumes
    <£1m £728 1.3% 171 45.8% -6.4% 24 -61.3%
    £1m - £10m £979 5.4% 132 20.0% -4.5% 20 -42.9%
    £10m+ - - - - - - -
    Source: lonres

CONSIDERING YOUR NEXT MOVE? LET COUTTS HELP

Our real estate team and bespoke mortgage service could help you find and buy your perfect property – even before it’s on the market. Our service also includes helping you negotiate a good deal.

Speak to your private banker to find out more.

 

See how we could support you with a mortgage

  • Your home or property may be repossessed if you do not keep up repayments on your mortgage. Changes in the exchange rate may increase the sterling equivalent of your debt (multi-currency debt only).
  • Over-18s only. Terms and conditions apply. You may not be eligible for all Coutts mortgage solutions. Security may be required. Product fees may apply.

YOU COULD BORROW FOR A PROPERTY WITH INVESTMENT-BACKED LENDING

Our investment-backed lending (IBL) service means you could borrow against your investments to help secure a property quickly.

It lets you use your Coutts investment portfolio as collateral, which means you don’t necessarily need to spend time arranging a mortgage and waiting for a valuation.

IBL can be thought of like an overdraft. It’s a form of financing that enables eligible clients to borrow against their investments without having to take money out of their existing portfolio.

 

Important information

Investment backed lending may not be suitable for you if:

  • you are using it for residential property renovation or improvements.
  • you require any advice on the merits or suitability of the product for you.
  • you rely on the income and capital from your investments and cash to maintain your standard of living.

You need to have over £500,000 in investments to be considered for investment backed lending at Coutts. When buying UK property, you must have spent at least 183 days in the UK during the last year.

We strongly recommend you seek your own independent advice if you are unsure whether this product is suitable for you. We also recommend that you seek tax advice as we do not provide tax advice.

Before you borrow against investments, you should understand these risks:

If the security you provide is insufficient to support the amount you have borrowed, you may be required to rectify the shortfall at short notice – this is referred to as a margin call.

If you borrow to purchase investments and these investments are themselves provided as security for your liabilities, your losses or gains could be magnified.

If your borrowing is in a different currency to the limit, fluctuating exchange rates could result in the limit being exceeded and you may be required to rectify the shortfall at short notice – this is referred to as a margin call.

Investment values can fall as well as rise, your capital is at risk.

The final decision whether to proceed must be your own and in making your decision you should carefully consider the comparison between borrowing costs and potential investment gains/losses. Lending against investments must not be used for residential property renovation or improvements. Security is required. Over 18s only.

Find out more about using investment backed lending for property with Coutts

And if you'd like to discuss this in more detail, please speak to your private banker.

 

Contact Us

Become a client

When you become a client of Coutts, you join a network of exceptional people. Get in touch online or call +44 (0)20 7957 2424 (Relay UK 18001 020 7957 2424) to find out more about our services.

Already a client?

Contact your private banker at any time or call +44 (0)20 7957 2424 (Relay UK 18001 020 7957 2424) for more information.

 

All calls with Coutts are recorded for training and monitoring purposes.

All calls with Coutts are recorded for training and monitoring purposes.

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