About half a million pounds, and a bit less than last year. A detached house costs well over eight hundred thousand. A flat comes in under three hundred thousand. Prices have dipped over the past year, flats most of all. It's an expensive village going through a soft patch, and the soft patch doesn't make it cheap.
The Land Registry recorded 101 sales in the year to May 2026, at a typical price of about £506,000. Detached houses were the dearest at around £864,000 across 34 sales, and semis went for about £503,000 across 32. Flats changed hands at around £282,000 across 26 sales, and terraces at around £405,000 from only nine. Nine terraced sales is barely enough to call a price. The detached figure is the one that sets the tone, and on the North Downs it comes with the gradient thrown in.
The official house price index for the area put the average at about £477,000 as of May 2026, down 4.9% on a year earlier. Flats fell further, by 7%. That's a real softening and no crash, and it gives flat buyers more room to haggle than anyone else. Anyone selling a flat will be quoting last year's comparables. Ask the agent which sales from the last six months back up the asking price, and how many there were.
The most common council-tax band in Warlingham is E, and only about 4% of homes are in bands A or B. Tandridge charges about £2,595 a year for a band D home, so the typical household here, one band higher, pays more than that. The bill comes with the plot sizes.
Renting is a minority choice in Warlingham, and the guide is the district's. The Office for National Statistics index gives the mean private rent across Tandridge as about £1,610 a month as of April 2026, up 3% on a year earlier. By size, that runs from about £1,140 a month for a one-bed and £1,440 for a two-bed to about £1,800 for a three-bed and £2,780 for four bedrooms or more. There's no figure for studios or rooms. A family house on the ridge can rent above or below the district average depending on what it is.
The Office for National Statistics models typical gross household income in the area at about £69,000 for the financial year to March 2023. That figure is a few years old and before tax, and a typical sale of £506,000 is a serious stretch against it. A dual-income household with equity from somewhere else can make it work. A single buyer starting from scratch is mostly looking at the flats.
Of the sales that could be matched to an energy certificate's floor area, about 79% of the total, the median price was about £5,200 a square metre, for a typical home of about 96 square metres. The rooms themselves are standard post-war suburban. The price is for the Green Belt around them, which nobody is allowed to build more of.
At the 2021 Census, about 10% of households had one bedroom, 30% had two, 30% had three and 30% had four or more. The split between the three larger sizes is almost even, so most buyers will find their size here. Single buyers will find the least to choose from.
Houses in Warlingham are expensive for what you get. The prices are middling against the money people have, and this year's dip is a small discount on a big number.