North London Property Market Update – Autumn 2026: Prices, Rents and the New Rental Rules
The North London property market is entering autumn 2026 in a more selective position than a year ago. Buyers generally have more choice, while sellers need to be increasingly realistic about pricing.
The latest official figures show that the average London property price was approximately £554,000 in June 2026, down 2.5% from June 2025. Flats have been particularly affected: the average London flat or maisonette was £431,000, down 4.7% year on year, while terraced houses were much more resilient at £641,000, down only 0.3%.
August asking-price data also indicates a softer market. Rightmove reported an average London asking price of approximately £646,000, 3.1% lower than August 2025, with buyers having considerably more choice than in recent years.
A very mixed North London market
North London is certainly not moving as one market. Haringey remains comparatively resilient, with an average price of approximately £634,000 in June 2026, 2.5% higher than a year earlier. Hackney was broadly unchanged at approximately £605,000. In contrast, Barnet fell 2.9% to around £604,000, Camden fell 7.1% to £833,000 and Islington fell 8.1% to approximately £673,000.
These borough averages need to be treated cautiously, as the type and number of properties completing in any particular month can materially affect the figures. Nevertheless, they demonstrate why local knowledge remains important. A period family house in Crouch End, Muswell Hill or Highgate can behave very differently from a leasehold flat only a short distance away.
Rents are still rising
The rental market remains expensive. Average private rent across London reached £2,317 per month in July 2026, approximately 3% higher than a year earlier. Haringey averaged £2,213, up 1.5%, while Islington increased considerably more strongly to £2,854, up 5.9%. High rents may continue to encourage some long-term renters to consider purchasing where deposits and mortgage affordability allow.
What do the new rental laws mean?
The rental market has also undergone one of its largest legal changes for many years. From 1 May 2026, the Renters’ Rights Act abolished Section 21 “no-fault” evictions for private rented properties and moved most assured shorthold tenancies onto periodic tenancies. Rent increases are generally limited to once a year with at least two months’ notice, and landlords and agents cannot encourage or accept offers above an advertised rent.
For landlords, this means additional regulation and reduced flexibility. Some will simply adapt, while others may reconsider whether remaining in the rental market continues to suit them. The Government also intends to begin introducing the new Private Rented Sector Database from late 2026.
If more landlords decide to sell, this could increase the number of flats and former investment properties reaching the sales market. That may provide buyers with greater choice while potentially reducing rental supply. It is, however, still too early to attribute movements in North London sale prices directly to the legislation; mortgage costs, service charges and general affordability remain major influences.
For buyers, the present market may offer greater negotiating opportunities, particularly where significant repairs or modernisation are required. For sellers, accurate pricing and presentation are increasingly important. In either case, understanding the condition of the property and its likely future expenditure remains essential before committing.
A genuinely local firm
At Tollington Surveyors, we are a genuinely local firm — based here, working here and familiar with the buildings, roads and communities that make this part of London so distinctive. We cover Highgate, Hampstead, Finsbury Park, Crouch End, Tottenham, Muswell Hill, Islington, Clissold Park, Haringey, Camden and the surrounding neighbourhoods. Our local knowledge means our guidance is relevant, practical and tailored to the homes we see every day.
Contact us today to arrange a RICS HomeBuyer or Building Survey — our process is straightforward, our advice is independent, and you will always deal directly with a qualified local surveyor.
Tollington Surveyors is a small, locally-focused surveying company based in Stroud Green, and dedicated to serving the Haringey area. Learn more >
