About £910,000, and that is the middle of the market, not the top. Detached houses run well past a million. The terraced cottages, the cheapest way in, still cost close to half a million. Prices hardly moved last year. In Cobham, half a million buys you the small house.
The Land Registry recorded 204 sales in Cobham in the year to May 2026, at a median of about £910,000. Detached houses dominate both the count and the bill: 104 of them sold, at a median of about £1,605,000. Semi-detached homes went for about £727,000 across 44 sales, flats for about £510,000 across 37 and terraced houses for about £490,000 across just 19. The terraced house is the rarest thing on the market and still the cheapest, which tells you how far down the ladder the bottom rung starts.
The official house price index for the area put the average at about £750,000 as of May 2026, down 0.2% on the year. That is as close to flat as a market gets. Flats did a bit worse, down about 2% over the same twelve months. Over five years the index is up about 13%. The market here has not fallen. It has stopped climbing and is waiting to see who blinks first.
Council tax follows the house sizes. Elmbridge puts more Cobham homes in band G than in any other band, and bands A and B together cover about 2% of homes. A band D home pays about £2,560 a year and band H about £5,120. With band G the most common, the typical household here pays near the top of the scale for the same bin collection as everyone else in the borough.
Renting is priced at the borough level. About £1,830 a month is the typical private rent across Elmbridge as of April 2026, an average from the Office for National Statistics' rent index, down about 3% on the year. By size, the Elmbridge averages run from about £1,220 a month for one bedroom to £1,540 for two, £1,870 for three and about £2,800 for four or more. Those are borough-wide means, and a four-bedroom house in Cobham will not be renting at the average for Elmbridge.
Income makes the gap plain. The Office for National Statistics models typical household income in Cobham at about £85,000 a year before tax, for the financial year to March 2023, and about £60,000 once tax is taken off. Against a median sale price of about £910,000, local salaries alone do not buy local houses. Most of the money changing hands here came from the sale of a previous house. And gross income always sounds bigger than it feels by the time the mortgage payment leaves the account.
On the sales that can be matched to an energy certificate's floor area, about 64% of them, the median price in Cobham is about £6,600 per square metre, and the typical home behind that figure has about 130 square metres. The listing tells you the bedrooms, the Land Registry tells you the price, and the square metre is the number nobody prints. Ask for the floor area on the energy certificate when you view, because a fourth bedroom the size of a cupboard costs the same per metre as the kitchen.
The 2021 census shows what that money is buying. About 51% of Cobham's households have four or more bedrooms, 26% have three, 16% have two and only 7% have one. The one-bedroom home is close to extinct here, so the people most likely to want one are the people least likely to find one.
Value is one of Cobham's weakest points: almost every way in costs more than most incomes can reach, and a flat market has not made it any cheaper. You pay for the size here, and you pay for it whether you need it or not.