Why is the Lycée so important to South Kensington prices?

It concentrates demand into a walkable radius and into a predictable calendar. Families search in the spring for a September move, which is why launching a family-sized flat in SW7 in April or May reliably produces more competition.

What is a fair service charge for a South Kensington flat?

It depends entirely on porterage and lift provision. A staffed mansion block will always cost more to run than an unstaffed conversion, and buyers accept that — what they will not accept is a charge they cannot see the value in.

Are garden square rights included with SW7 flats?

Not automatically. Rights are attached to specific properties and administered by the square's garden committee, with an annual charge. Always confirm in writing before exchange — it is one of the most common late surprises in this postcode.

South Kensington

South Kensington house prices

Steady, with the academic calendar producing sharper spring and late-summer activity than elsewhere in the patch. Below are our working guide figures for South Kensington, the numbers we use when We value a house here. They are indicative, drawn from what we see exchanging in SW7 and SW5 rather than an index.

Typical family home

£2,350,000

Guide £ per sq ft

£1,580

Figures updated

August 2026

These are Seymont's own indicative guide figures for the South Kensington micro-market, not official statistics. Verified transaction records for every sold property in SW7, SW5 are published free by HM Land Registry Price Paid Data. Where the two disagree, trust the Land Registry for what has sold and me for what will.

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By property type

What each type costs in South Kensington

Garden-square conversion flats

Most common

Raised-ground and first-floor flats with communal garden rights.

Mansion-block apartments

Common

Porterage and lifts along the Old Brompton Road and Cromwell Road.

Townhouses

Scarce

Whole houses on Onslow and Egerton, rarely available and quickly sold.

By street

Street-by-street guide prices in South Kensington

Two streets a hundred metres apart can differ by a third. This is where the money actually sits.

Street	Typical property	Guide price
Onslow Gardens	Two and three-bedroom conversion flats	£1.4m–£3m
Egerton Gardens	Two and three-bedroom mansion flats	£1.8m–£4m
Thurloe Square	One and two-bedroom flats; a few whole houses	£1m–£2.5m for flats
Cranley Gardens	Two to four-bedroom conversion flats	£1.2m–£2.6m
Old Brompton Road	Mansion-block and conversion flats above retail	£750k–£1.8m
Bute Street	One and two-bedroom flats above retail	£800k–£1.6m
Queen's Gate	Large lateral apartments and mansion flats	£1.3m–£4m
Sumner Place	Small townhouses and one and two-bedroom flats	£950k–£2.2m for flats

Want a number for your own house?

Averages are a starting point, not a valuation. Send us the address and we will give you a range with the comparables attached.

Book a valuation in South Kensington