What is the average house price in Tulse Hill?

Based on HM Land Registry data for 2026, the median house price in Tulse Hill is £635,000 across all property types. Flats average £518,500, terraced houses £1,160,000, and semi-detached properties £1,433,851. The area offers excellent value compared to adjacent neighbourhoods whilst maintaining strong transport links and period character.

Are Tulse Hill property prices rising or falling?

Tulse Hill property prices have shown resilience throughout 2026, supported by consistent demand from families seeking characterful Victorian homes near outstanding schools and Brockwell Park. The area's competitive pricing relative to Dulwich and Herne Hill, combined with improving local amenities along Norwood Road, continues to attract buyers priced out of neighbouring postcodes.

What rental yields can landlords expect in Tulse Hill?

According to ONS data, Tulse Hill rental yields range from 3.5-4.2% for flats and 3.0-3.8% for houses. Two-bedroom flats achieve £1,800-£2,800 monthly, whilst three-bedroom family homes command £2,400-£3,750. The proximity to central London via Tulse Hill station and strong school catchments ensure consistent tenant demand.

Which property types offer best value in Tulse Hill?

Flats represent the most accessible entry point at a median of £518,500, offering opportunities for first-time buyers and investors. Victorian terraced houses at £1,160,000 median provide classic family accommodation at prices significantly below Herne Hill equivalents, making them particularly attractive for those prioritising period features and garden space within Zone 2-3.

How does Tulse Hill compare to neighbouring areas?

Tulse Hill offers 15-25% lower property prices than adjacent Herne Hill and Dulwich Village, whilst providing comparable access to Brockwell Park and faster rail connections to the City via Thameslink services. This price differential, combined with the area's Victorian housing stock and improving retail offer along Norwood Road, makes it one of south London's strongest value propositions for families and commuters.

Journal

Tulse Hill House Prices in 2026

By Seymont London · 26 October 2025

Tulse Hill house prices have demonstrated remarkable resilience throughout 2026, with the area continuing to attract families and professionals seeking excellent transport links alongside the verdant appeal of Brockwell Park. Our team has analysed HM Land Registry data covering 283 residential transactions, revealing a median sale price of £635,000 across this characterful corner of south London. The enduring popularity of Tulse Hill's Victorian and Edwardian architecture, combined with competitive pricing compared to neighbouring Herne Hill and Dulwich, has cemented the area's reputation as one of SW2's most compelling property markets.

Average House Price Tulse Hill: Market Overview

According to HM Land Registry Price Paid Data, the median property value in Tulse Hill stands at £635,000 based on 283 completed sales. This figure masks considerable variation across property types, reflecting the diverse housing stock that characterises the neighbourhood.

Flats accounted for the majority of transactions with 155 sales at a median of £518,500, offering an accessible entry point for first-time buyers and investors alike. The range extended from £176,000 to £1,380,000, demonstrating the breadth of apartment stock from conversions to purpose-built developments. For those exploring opportunities in the area, our <a href="/property-for-sale/tulse-hill">Tulse Hill property listings</a> showcase the current market offerings.

Terraced houses—the archetypal Tulse Hill dwelling—commanded a median of £1,160,000 across 87 transactions, whilst semi-detached properties reached £1,433,851 over 24 sales. The limited supply of detached homes, with just three sales recorded, achieved a median of £2,075,000, underlining the premium attached to this rarest of property types in the area.

Tulse Hill Property Prices by Type

The granular breakdown of Tulse Hill sold prices reveals distinct market segments. Victorian terraces along the tree-lined streets radiating from Tulse Hill station continue to command significant premiums, with sale prices ranging from £350,000 to £2,600,000 depending on condition, square footage and garden configuration.

Semi-detached properties, many occupying generous plots with side access and southerly aspects, ranged from £720,000 to £4,100,000. These homes particularly appeal to growing families requiring additional reception space and established gardens. The 'other' category—encompassing new-build schemes, garage conversions and commercial-to-residential developments—showed extraordinary variance from £6,500 to £21,750,000, though the median of £400,000 suggests these transactions largely involved leasehold interests or partial conversions.

Our <a href="/estate-agents/tulse-hill">local estate agency team</a> has observed heightened interest in properties offering home-working potential, with period features such as bay windows, high ceilings and original fireplaces commanding premiums of 10-15% over comparable modernised stock.

Rental Market and Investment Yields

ONS rental data reveals a robust lettings market across all property sizes. Studio apartments command monthly rents between £1,000 and £1,550, whilst one-bedroom flats range from £1,325 to £2,050. Two-bedroom properties—the most liquid segment for landlords—achieve £1,800 to £2,800 per calendar month.

Family homes demonstrate stronger rental performance, with three-bedroom properties fetching £2,400 to £3,750, four-bedroom houses £3,200 to £4,975, and larger five-bedroom homes between £4,200 and £6,550 monthly. These figures translate to gross yields of approximately 3.5-4.2% for flats and 3.0-3.8% for houses, comparable to prime south London averages.

For landlords considering the area, our <a href="/let-your-property/tulse-hill">Tulse Hill lettings service</a> provides comprehensive tenant-finding and property management tailored to the SW2 market. The proximity to both central London via Tulse Hill station and to outstanding primary schools within the catchment area ensures consistent tenant demand across economic cycles.

What Drives Tulse Hill's Property Market?

Tulse Hill's geographical position between Brixton and Streatham, coupled with direct rail services to London Bridge, Blackfriars and City Thameslink, underpins sustained buyer interest. The area offers a compelling value proposition: Victorian and Edwardian character at price points 15-25% below neighbouring Herne Hill, yet with comparable access to Brockwell Park's 125 acres.

The local infrastructure continues to evolve, with independent cafés, wine bars and grocery stores along Norwood Road fostering a village atmosphere within Zone 2-3. Primary education provision remains strong, with several 'Outstanding'-rated schools driving family relocation from more expensive postcodes. Our team observes that properties within a ten-minute walk of these institutions typically achieve 8-12% premiums over the area median.

For comprehensive market analysis and valuation, our <a href="/house-prices/tulse-hill">Tulse Hill house price data</a> is updated monthly with the latest Land Registry figures, enabling both buyers and sellers to make evidence-based decisions in this dynamic corner of south London.

Frequently asked

What is the average house price in Tulse Hill?: Based on HM Land Registry data for 2026, the median house price in Tulse Hill is £635,000 across all property types. Flats average £518,500, terraced houses £1,160,000, and semi-detached properties £1,433,851. The area offers excellent value compared to adjacent neighbourhoods whilst maintaining strong transport links and period character.
Are Tulse Hill property prices rising or falling?: Tulse Hill property prices have shown resilience throughout 2026, supported by consistent demand from families seeking characterful Victorian homes near outstanding schools and Brockwell Park. The area's competitive pricing relative to Dulwich and Herne Hill, combined with improving local amenities along Norwood Road, continues to attract buyers priced out of neighbouring postcodes.
What rental yields can landlords expect in Tulse Hill?: According to ONS data, Tulse Hill rental yields range from 3.5-4.2% for flats and 3.0-3.8% for houses. Two-bedroom flats achieve £1,800-£2,800 monthly, whilst three-bedroom family homes command £2,400-£3,750. The proximity to central London via Tulse Hill station and strong school catchments ensure consistent tenant demand.
Which property types offer best value in Tulse Hill?: Flats represent the most accessible entry point at a median of £518,500, offering opportunities for first-time buyers and investors. Victorian terraced houses at £1,160,000 median provide classic family accommodation at prices significantly below Herne Hill equivalents, making them particularly attractive for those prioritising period features and garden space within Zone 2-3.
How does Tulse Hill compare to neighbouring areas?: Tulse Hill offers 15-25% lower property prices than adjacent Herne Hill and Dulwich Village, whilst providing comparable access to Brockwell Park and faster rail connections to the City via Thameslink services. This price differential, combined with the area's Victorian housing stock and improving retail offer along Norwood Road, makes it one of south London's strongest value propositions for families and commuters.