Gipsy Hill area guide
Property, prices, schools and local life in Gipsy Hill — from the Streets Ahead team who work here.
What is Gipsy Hill like to live in?
Living in Gipsy Hill
Gipsy Hill sits in the London Borough of Lambeth, on the slopes below Crystal Palace on the western side of the ridge. It is a residential neighbourhood of Victorian streets, with the higher roads catching the long views north across the city that this part of South London is known for. People tend to settle in and stay, drawn by the period housing, the green space nearby and a quick route into central London.
The tenure mix is genuinely varied. Around 49% of households own their home, 25% rent privately and 24.5% rent from social landlords (Census 2021), so the area brings together a broad range of households rather than a single type. That mix is part of what gives Gipsy Hill its character, and it means homes come to market across a wide span of prices and property types.
Gipsy Hill falls under Lambeth Council, which sets the council tax, runs bin collections and handles school admissions across the area. A Band D home here is charged £2,047.11 for 2026-27. Our team can talk you through what a specific street means for your day-to-day before you commit to a viewing.
How do you get to central London?
Gipsy Hill has its own railway station on the London Overground, giving a direct route towards central London without changing onto the Underground. Neighbouring West Norwood and Crystal Palace stations add further options around the edges of the area for a wider choice of routes. For a frank view of which pocket suits your commute, our local team can walk you through the trade-offs street by street.
Gipsy Hill in numbers
Local facts and figures from official sources
The median sold house price in Gipsy Hill is £475,000, based on 403 sales across SE19 and SE27 between Sep 2025 – Sep 2026 (HM Land Registry Price Paid Data). Terraced houses sell for a median of £675,000, flats and maisonettes £392,000, semi-detached houses £817,250, and detached houses £884,995.
Council tax on a Band D home in Gipsy Hill is £2,047.11 for 2026-27 (London Borough of Lambeth, MHCLG).
Gipsy Hill has a population of 33,259, of whom 49% own their home and 25% rent privately (Office for National Statistics).
There are 16 state schools in the Gipsy Hill area, including 10 primary and 5 secondary schools (Ofsted / Department for Education, state-funded schools management information).
House prices
£475,000 Median sold price in SE19, SE27 (403 sales, Sep 2025 – Sep 2026)
| Detached | £884,995 |
|---|---|
| Semi-detached | £817,250 |
| Terraced | £675,000 |
| Flat / maisonette | £392,000 |
Lambeth borough average: £536,623 -6.3% year on year
Source: HM Land Registry Price Paid Data (SE19, SE27, standard sales), Sep 2025 – Sep 2026
Source: HM Land Registry UK House Price Index (Lambeth), July 2026
Private rents
£2,523 Average monthly rent in Lambeth +5.1% year on year
| Detached | £2,972 |
|---|---|
| Semi-detached | £3,371 |
| Terraced | £3,106 |
| Flat / maisonette | £2,185 |
Source: Office for National Statistics, Price Index of Private Rents (Lambeth), June 2026
People & housing
33,259 Residents in the Crystal Palace & Upper Norwood and Knight's Hill wards
| Owner occupied | 49% |
|---|---|
| Shared ownership | 1.3% |
| Social rented | 24.5% |
| Private rented | 25% |
Source: Office for National Statistics (via Nomis, ward level), Census 2021
Council tax
£2,047.11 Band D in Lambeth, 2026-27
| Band A | £1,364.74 |
|---|---|
| Band B | £1,592.20 |
| Band C | £1,819.65 |
| Band D | £2,047.11 |
| Band E | £2,502.02 |
| Band F | £2,956.94 |
| Band G | £3,411.85 |
| Band H | £4,094.22 |
Source: MHCLG, Council Tax levels set by local authorities in England, 2026-27
Schools
16 State-funded schools in this area’s postcodes
Primary (10)
- All Saints CofE Primary School
- Downsview Primary and Nursery School Last inspected Jun 2024
- Elm Wood School
- Julian's School Last inspected Jun 2023
- Kingswood Primary School
- Paxton Primary School Ofsted: Good
- Rockmount Primary School
- St Joseph's RC Infant School Last inspected Jun 2024
- St Joseph's RC Junior School Last inspected Dec 2024
- St Luke's Church of England Primary School Ofsted: Good Last inspected Mar 2022
Secondary (5)
- Harris Academy Beulah Hill
- Harris City Academy Crystal Palace
- St Joseph's College Ofsted: Good Last inspected Mar 2025
- The Elmgreen School Ofsted: Good Last inspected Jan 2020
- The Norwood School Ofsted: Good
Ofsted no longer issues single overall grades for inspections after November 2025 — follow a school’s link for its full, current report card.
Source: Ofsted / Department for Education, state-funded schools management information, 31 August 2026
Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0. Contains public sector information (ONS, MHCLG, DfE/Ofsted) licensed under the Open Government Licence v3.0.
The Gipsy Hill property market
Property and schools
Across SE19 and SE27, the median sold price over the most recent twelve months was £490,000 — but that single figure hides a real spread by property type. Flats and maisonettes, the most accessible way into the area, sold at a median of £400,000. Terraced houses, the dominant type, reached £687,000. Semi-detached houses came in at £812,500, and the small number of detached houses at £853,748.
If you are renting, average private rents in Lambeth stood at £2,523 a month, among the higher borough averages across the areas we cover. Around 25% of local households rent privately (Census 2021), so tenant demand is steady. Whether you are selling or letting, the numbers move quickly, so the most useful figure is a current appraisal of your own property.
Where to live in Gipsy Hill
The higher streets towards the top of the hill, where the views open up, tend to be the most sought-after, along with the roads within an easy walk of the station. Buyers comparing options often weigh Gipsy Hill against neighbouring West Norwood and Crystal Palace, which share the same ridge and similar period housing. For a straight view of what a given budget buys right now, book a conversation with our team.
Schools and families
The area has 10 state primary schools and 5 state secondaries, including Harris Academy Beulah Hill, Harris City Academy Crystal Palace, St Joseph’s College, The Elmgreen School and The Norwood School, with admissions run by Lambeth Council. Catchments and admission rules change year to year, so check each school’s current Ofsted report and Lambeth’s criteria directly before you apply. If schools are shaping your search, our team can help you plan around them.
Gipsy Hill property questions, answered
Good to know
What is the average house price in Gipsy Hill?
The median sold price in Gipsy Hill (SE19, SE27) was £490,000 over the most recent twelve months. By type: detached £853,748, semi-detached £812,500, terraced £687,000, and flats or maisonettes £400,000. The property type matters as much as the postcode when you are setting a budget, so treat the median as a starting point rather than a fixed figure.
Which borough is Gipsy Hill in?
Gipsy Hill is in the London Borough of Lambeth, which sets the council tax, runs bin collections and handles school admissions for the area. Council tax on a Band D home is £2,047.11 for 2026-27. The borough also shapes local planning and services, so it is worth confirming when you compare Gipsy Hill with neighbouring areas that sit in other boroughs.
How do you get from Gipsy Hill to central London?
Gipsy Hill has its own railway station on the London Overground, giving a direct route towards central London without changing onto the Underground. Neighbouring West Norwood and Crystal Palace stations add further options around the edges of the area. For exact current times, routes and Travelcard zones, check National Rail or TfL, as timetables change from time to time.
What are the schools like in Gipsy Hill?
Gipsy Hill has 10 state primary schools and 5 state secondaries, including Harris Academy Beulah Hill, Harris City Academy Crystal Palace, St Joseph’s College, The Elmgreen School and The Norwood School, with admissions run by Lambeth Council. Because catchments and admission criteria change year to year, check each school’s current Ofsted report and Lambeth’s published criteria directly before you apply.
Is Gipsy Hill a good place to live?
Gipsy Hill offers Victorian streets on the slopes below Crystal Palace, long views from the higher roads, and a direct Overground route into central London. Around 49% of households own their home, 25% rent privately and 24.5% rent socially (Census 2021), making it genuinely mixed in tenure. It suits buyers who want period housing and a quick commute.
What is the rental market like in Gipsy Hill?
Average private rents in Lambeth were £2,523 a month, among the higher borough averages in our patch, and around 25% of Gipsy Hill households rent privately (Census 2021), so tenant demand is steady. Landlords can read our Ultimate Landlord Guide or contact our lettings team for a current appraisal.
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4-8 Westow Street, Crystal Palace, SE19 3AH
This area guide is maintained by our Crystal Palace branch team, who cover Gipsy Hill sales and lettings.
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