About £740,000, and an actual house costs more. Flats go for well over half a million. Terraces cost the best part of a million. The few detached houses that sell are in another league altogether. Richmond Park is free, but living next to it is not.
The Land Registry recorded 153 sales in Ham in the year to late May 2026, at a median of about £739,000. Flats made up 76 of those sales at a median of about £583,000, and terraced houses 51 at about £833,000. Only 18 semis sold, at a median of about £1,475,000, and the eight detached houses came in at about £2,920,000. Half the market is flats, and the house that is the reason most families look at Ham is a minority purchase at a premium price.
Prices have eased a little. The house price index for the area put the average at about £789,000 in May 2026, down about 3% over twelve months, and flats fell further, by about 4%. Over five years the same index is still up about 9%. A 3% dip on a three-quarter-million average is small, though it does give a buyer room to argue, and the seller still has to be persuaded that the dip happened to their house as well.
Council tax runs high because the houses do. Band E is the most common band and only about 2% of homes are in bands A or B, the two cheapest. Band D, the one most people compare against, costs about £2,490 a year. A band A home is close to a collector's item here.
Renting is no escape. Richmond upon Thames had a typical private rent of about £2,310 a month in April 2026, up about 6% on the year. Across the borough that average breaks down to about £1,710 for one bedroom, £2,200 for two, £2,650 for three and £3,870 for four or more. The figure is a mean from the Office for National Statistics rent index for the whole borough, so it blends Ham with Kew, Twickenham and everywhere else on the list. Nobody publishes a studio or room rent for the area.
Household income is high, and it still struggles to keep up. The Office for National Statistics models gross household income across Ham at about £106,000 a year before tax, for the financial year to March 2023. Against a median sale of about £739,000 that is a stretch even for a household doing well, and well out of reach for a single earner on the same street. Ham's buyers mostly arrive with equity from a previous sale. Wages alone rarely get there.
The sales that can be matched to an energy certificate's floor area, about 65% of them, give a median of about £9,190 per square metre. The typical home behind that figure measures about 89 square metres. Get the floor plan with the particulars and check whether the square footage counts the loft room nobody can stand up in.
At the 2021 census about 15% of households had one bedroom, 30% had two, 30% had three and 25% had four or more. That is a fuller spread of sizes than the flat count suggests, and the four-bedroom quarter is where the seven-figure sales live.
Houses in Ham are expensive in a way that local incomes, high as they are, do not comfortably cover. This is one of its weakest points, and the recent dip has done little to change that.