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Area Comparison · London
Choosing between Balham (SW12) and Bayswater (W2)? Here is how the two compare on every registered sale over the last 12 months, from HM Land Registry Price Paid Data: prices, price per square foot, how busy each market is and where prices are heading.
| Measure | Balham (SW12) | Bayswater (W2) |
|---|---|---|
| Median sale price | £700,000 | £765,000 |
| Sales in 12 months | 379 | 292 |
| Price change, 12 months | +0.7% | -14.0% |
| Price range | £122,500 to £3,470,000 | £185,000 to £12,950,000 |
| Type | Balham (SW12) | Bayswater (W2) |
|---|---|---|
| Detached house | £2,097,500 (2) | £7,615,000 (2) |
| Flat | £592,500 (258) | £708,000 (257) |
| Semi-detached house | £1,503,000 (17) | £3,344,000 (4) |
| Terraced house | £1,250,250 (102) | £2,300,000 (29) |
Median sale price, number of sales in brackets.
Based on registered sales only. Every buyer is different: speak to an advisor about your budget and plans.
Source: HM Land Registry Price Paid Data. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.. Medians are calculated by Belgrave Estates from registered transactions; they describe what sold, not what any individual property is worth.
3-month median · Sales
| Month | Median price | Sales |
|---|---|---|
| Sept 2023 | £867,500 | 40 |
| Oct 2023 | £675,000 | 39 |
| Nov 2023 | £680,000 | 45 |
| Dec 2023 | £676,000 | 41 |
| Jan 2024 | £687,500 | 34 |
| Feb 2024 | £692,500 | 30 |
| Mar 2024 | £700,000 | 34 |
| Apr 2024 | £689,500 | 36 |
| May 2024 | £637,500 | 52 |
| Jun 2024 | £685,000 | 51 |
| Jul 2024 | £700,000 | 61 |
| Aug 2024 | £745,000 | 75 |
| Sept 2024 | £705,000 | 47 |
| Oct 2024 | £697,000 | 59 |
| Nov 2024 | £640,000 | 43 |
| Dec 2024 | £660,000 | 49 |
| Jan 2025 | £716,726 | 48 |
| Feb 2025 | £730,000 | 55 |
| Mar 2025 | £625,000 | 102 |
| Apr 2025 | £752,500 | 10 |
| May 2025 | £831,500 | 34 |
| Jun 2025 | £715,000 | 43 |
| Jul 2025 | £790,000 | 44 |
| Aug 2025 | £722,125 | 64 |
| Sept 2025 | £788,000 | 45 |
| Oct 2025 | £755,000 | 49 |
| Nov 2025 | £730,875 | 39 |
| Dec 2025 | £732,000 | 31 |
| Jan 2026 | £617,500 | 34 |
| Feb 2026 | £600,000 | 34 |
| Mar 2026 | £637,000 | 22 |
| Apr 2026 | £607,500 | 28 |
| May 2026 | £595,000 | 19 |
| Jun 2026 | £812,500 | 14 |
| Jul 2026 | £737,500 | 42 |
| Aug 2026 | £683,850 | 12 |
3-month median · Sales
| Month | Median price | Sales |
|---|---|---|
| Sept 2023 | £715,000 | 34 |
| Oct 2023 | £1,176,000 | 56 |
| Nov 2023 | £925,000 | 42 |
| Dec 2023 | £1,325,000 | 34 |
| Jan 2024 | £1,215,000 | 31 |
| Feb 2024 | £812,500 | 35 |
| Mar 2024 | £1,500,000 | 41 |
| Apr 2024 | £1,053,825 | 46 |
| May 2024 | £974,988 | 44 |
| Jun 2024 | £1,347,500 | 40 |
| Jul 2024 | £975,000 | 58 |
| Aug 2024 | £1,210,000 | 52 |
| Sept 2024 | £992,500 | 46 |
| Oct 2024 | £970,000 | 62 |
| Nov 2024 | £970,000 | 33 |
| Dec 2024 | £867,500 | 34 |
| Jan 2025 | £975,000 | 38 |
| Feb 2025 | £520,750 | 30 |
| Mar 2025 | £757,500 | 78 |
| Apr 2025 | £1,662,000 | 22 |
| May 2025 | £1,575,000 | 24 |
| Jun 2025 | £915,000 | 36 |
| Jul 2025 | £856,779 | 35 |
| Aug 2025 | £875,000 | 33 |
| Sept 2025 | £1,012,500 | 40 |
| Oct 2025 | £630,000 | 37 |
| Nov 2025 | £812,500 | 34 |
| Dec 2025 | £690,000 | 30 |
| Jan 2026 | £905,000 | 28 |
| Feb 2026 | £560,000 | 15 |
| Mar 2026 | £575,500 | 24 |
| Apr 2026 |
Balham (SW12) has the lower median sale price: £700,000 against £765,000 over the last 12 months.
Balham (SW12) recorded more sales: 379 against 292 in the last 12 months.
Over the last year the median price changed by +0.7% in Balham (SW12) and -14.0% in Bayswater (W2).
From HM Land Registry Price Paid Data: every registered sale in both areas, refreshed as new records are published. Belgrave Estates does not adjust or estimate these figures.
| £810,000 |
| 20 |
| May 2026 | £858,500 | 18 |
|---|
| Jun 2026 | £745,000 | 18 |
|---|
| Jul 2026 | £750,000 | 21 |
|---|
| Aug 2026 | £696,750 | 6 |
|---|