Property investment stats for Waterloo, South East London

• Rental yields are relatively strong for central London, with an average of 5.1% and the top district achieving 5.3%.
• Demand from young professionals and students is high, as shown by the population being in the 99th percentile for both students and people aged 20-30, supporting the private rental sector.
• Properties are spending an average of 52 days on the market, indicating that liquidity is decent for sellers and investors looking to exit.

• Capital values have changed by -13.0% over the past year and by -7.6% over three years, suggesting weak recent price growth.
• Affordability is stretched, with a price-to-income ratio of 9.8 and a rent-to-income ratio of 59.8%, which may limit future upside or increase tenant turnover.
• The high proportion of social rented and private rented housing (both in the 90th percentile or above) could mean greater competition for landlords and less stability for long-term owner-occupiers.

Given the high concentration of renters and the area’s appeal to young professionals and students, I expect rental demand in Waterloo to remain solid. Rental yields at 5.1% are likely to continue to attract investor interest, especially as the top district yield is 5.3%. However, the recent changes in capital growth — -13.0% over one year and -7.6% over three years — suggest that price appreciation will be slow in the near term.

Liquidity should remain reasonable, with properties typically taking 52 days to sell. While affordability pressures are high, these are normal for central London and are balanced by the area’s long-term stability and rental resilience. Investors should approach Waterloo with realistic expectations about capital growth but can take comfort in the steady rental market.