The average Croydon home sold for £396,718 in August, down 1.5% on a year, and Newham is now cheaper. Rent averages £1,586 a month, fifth lowest in London.
The average home in Croydon sold for £396,718 in August 2026, down 1.5% on a year earlier. The figures come from HM Land Registry’s house price index, published on 21 October.
That is a smaller fall than last month suggested. It also leaves Croydon behind Newham, which has slipped below it to become the second cheapest borough in London.
Renting moved the other way. The Office for National Statistics put the average Croydon rent at £1,586 a month in September, up 3.4% on a year. Only four London boroughs are cheaper to rent in.
One caution first. The house price index is a mean average, not a median, so a handful of expensive sales pull it up. It is built from completed sales, so August’s figure mostly reflects deals agreed in the spring.
House prices: the fall has slowed
A year ago, in August 2025, the average Croydon home sold for £402,922. August’s £396,718 is £6,204 lower.
The month before looked worse. July was first published at £390,041, a 3.4% annual fall. This release revises July up to £391,661 and the fall to 3.0%, because late sales have now been registered. Between July and August the average rose by £5,057, though ONS warns that local figures move about from month to month and are best read over a year.
Every property type is still down on the year, but only flats by much:
| Type | Average, August 2026 | Change on a year |
|---|---|---|
| Detached | £848,183 | -1.6% |
| Semi-detached | £544,247 | -0.2% |
| Terraced | £404,424 | -0.5% |
| Flat | £257,891 | -3.2% |
Semis and terraces, the homes most families buy, are now almost flat on the year. Flats are falling much faster, by 3.2%.
First-time buyers paid an average of £332,560, down 1.7%. People moving on from a home they already owned paid £505,733. Buyers with a mortgage paid £397,917 on average, and cash buyers £389,754.
Third cheapest in London now
Croydon was the second cheapest of London’s 33 boroughs in July. In August it is third:
- Barking and Dagenham, £369,881, up 4.7%
- Newham, £388,045, down 4.7%
- Croydon, £396,718, down 1.5%
- Bexley, £414,833, up 1.9%
Newham is now £8,673 cheaper than Croydon. In last month’s figures it was £308 dearer.
London as a whole averaged £554,430, down 2.2% on the year, so Croydon is falling more slowly than the capital. England rose 0.4% to £293,525.
Among the neighbours:
- Sutton rose 1.5% to £458,954
- Merton was flat, up 0.1% to £623,791
- Bromley fell 0.5% to £520,253
- Lambeth fell 6.5% to £540,198
The number of sales is still low. The latest published count is 216 Croydon sales in June 2026, against 376 in August 2025. The Land Registry holds back the two most recent months while records come in.
Rents: up 3.4%, but rising more slowly
The average private rent in Croydon was £1,586 a month in September 2026, according to ONS. A year earlier it was £1,534.
Rent rises in Croydon have been slowing for two years:
- September 2024: up 11.0% on a year
- September 2025: up 5.5%
- September 2026: up 3.4%
The slowest point was August 2026, at 3.2%. September’s figure is a slight pick-up from that.
Croydon is the fifth cheapest of the 32 London boroughs ONS publishes, behind Bexley (£1,540), Havering (£1,567), Sutton (£1,569) and Hillingdon (£1,581). The London average is £2,338, so a Croydon tenant pays £752 a month less than the capital as a whole.
Across London, rents rose fastest in Southwark (7.3%) and Islington (6.6%). They fell slightly in Kingston upon Thames and Westminster, both down 0.4%.
What a Croydon tenant paid on average in September, by size:
| Size | Average monthly rent |
|---|---|
| One bedroom | £1,267 |
| Two bedrooms | £1,577 |
| Three bedrooms | £1,864 |
| Four or more bedrooms | £2,674 |
By type, the average flat or maisonette let for £1,440, a terraced house £1,802, a semi £2,006 and a detached house £2,631. ONS says terraced rents rose 4.0% over the year, the fastest of any type.
What it means for you
If you are buying, the discount on last year has narrowed. A semi or terrace now costs about what it did a year ago. Flats are still about 3% cheaper, so that is where there is most room to negotiate. Check the council tax band before you offer.
If you are selling, August was steadier than July looked. Price a house off this summer’s sold prices, not last summer’s, and expect a flat to take longer.
If you rent, increases are running at about a third of the pace of two years ago. A landlord asking for well over 3 or 4% at renewal is asking for more than the borough average. Rents vary street by street, so compare listings for your size of home.
The next figures, house prices for September and rents for October, are due from ONS and the Land Registry in mid November. Our Croydon house prices guide has the standing picture, including the priciest corners of the borough.
Sources
- HM Land Registry, UK HPI full data file, August 2026 (Croydon’s averages by type and buyer, the revised July figure, sales volumes, the 33-borough ranking, and the London and England figures)
- HM Land Registry, UK House Price Index reports
- Office for National Statistics, Housing prices in Croydon, updated 21 October 2026 (rents by bedroom and type, the London and UK rent averages)
- Office for National Statistics, Price Index of Private Rents, UK: monthly price statistics, 21 October 2026 edition (the borough ranking and Croydon’s rent series since 2024)
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