Quick answer: End of tenancy cleaning in Clapham is priced by property size: £169 for a studio, £195 for one bedroom, £245 for two bedrooms, £295 for three bedrooms, £355 for four bedrooms, and from £425 at five bedrooms or more. The oven sits inside the base clean instead of being sold back to you afterwards. Carpet shampooing is the one add-on most tenants need, from £30 per room. Most flats across Clapham, Battersea and Balham settle between £195 and £305 all in.
Cleaning prices in this part of south west London are quoted in a wide band, and the reason is rarely quality. It is scope. Two quotes for the same Balham two bedroom can differ by a hundred pounds because one of them counts the oven cavity, the window tracks and the inside of the wardrobes, and the other counts floors and surfaces. This guide sets out our numbers, the reasoning behind them, and the questions that tell you whether a cheaper quote is genuinely cheaper.
If you would rather have a figure than a formula, our quote form returns a fixed price in about a minute.
How much does end of tenancy cleaning cost in Clapham?
The short version for this patch: a two bedroom conversion flat in Clapham or Balham comes to £245 with the oven done, and £305 with two carpeted rooms shampooed on top. A studio is £169. A three bedroom family house around Northcote or Old Town is £295 before carpets.
Our ladder is fixed by size, published in full, and identical in the first week of the month and the last:
| Property size | Fixed price | Oven included | Typical all-in with carpets |
|---|---|---|---|
| Studio | £169 | Yes | £169 to £199 |
| One bedroom | £195 | Yes | £195 to £255 |
| Two bedrooms | £245 | Yes | £245 to £305 |
| Three bedrooms | £295 | Yes | £295 to £385 |
| Four bedrooms | £355 | Yes | £355 to £475 |
| Five bedrooms or more | From £425 | Yes | Quoted on the property |
The all-in column is the base price plus carpet shampooing at £30 per room, which is the only extra a normal checkout tends to need. Nothing else appears on the invoice that was not on the quote.
Why does the Clapham price sit where it does?
Published prices for a two bedroom end of tenancy clean in south west London run from roughly £95 to about £298, and the London-wide averages quoted in the trade press stretch from £150 to £490. That spread is not a market disagreeing about wages. It is a market disagreeing about what the job is.
The credible middle of this patch sits somewhere between £210 and £275 for a two bedroom, and our £245 is inside it on purpose. Below about £150 for a two bedroom, something has to give: usually the oven cavity, the inside of kitchen units, the window tracks, or the time it takes to strip limescale properly. At the top of that published range, you are often paying a referral commission to whoever passed your name along.
So the useful comparison is never the headline. Ask three questions of any quote in this area and the field narrows quickly. Is the oven cavity, the racks and the door glass in the price? Are the insides of cupboards and wardrobes in the price? Is limescale removal on taps, screens and shower heads in the price? A quote that says no to any of those is a smaller job wearing the same name.
What is included at each property size?
Every tier runs the same room-by-room scope. The size only changes how many rooms there are.
Studio, £169
- Living and sleeping space taken back to the room checklist, including wardrobe interiors
- Kitchen area with cupboards inside and out, worktops, splashbacks, sink and taps descaled
- Oven cavity, racks, trays, door glass and seal, plus the hob and extractor
- Bathroom in full: toilet, bath or shower, screen, tiles, grout, mirror, extractor vent
- Internal glass, frames, sills and tracks
- Skirtings, door faces, frames, switches, sockets, radiators
- Floors vacuumed and mopped to the edges, not just the walkways
One bedroom, £195
Everything above, plus a separate bedroom with wardrobe interiors and the hallway that connects them. This is the most common booking we take in Clapham North and around the Bedford Road flatshare belt.
Two bedrooms, £245
Two bedrooms, the extra wardrobes, and a living or dining room large enough that the floor edges and skirting runs take real time. Conversion flats in this band often carry a second WC, which is included rather than surcharged.
Three bedrooms, £295
Three bedrooms, stairs and landings, and the second bathroom or shower room that nearly always comes with a house of this size. Family houses around Northcote and Between the Commons sit here.
Four bedrooms, £355
Four bedrooms, multiple bathrooms or en suites, and the larger communal areas that come with a full terrace. Utility rooms and boot rooms are counted in the quote rather than added at the door.
Five bedrooms or more, from £425
Above four bedrooms we quote on the property rather than the label, because the bathroom count and the condition matter more than the bedroom count. Send us the details and we will put a fixed number in writing.
The full published ladder also lives on the pricing page, and the room-by-room scope is set out in the Clapham end of tenancy cleaning checklist.
What moves the price up or down?
Six things, and only one of them is bedroom count.
Condition rather than size
A two bedroom kept on top of for a year is a straightforward day. The same flat after three years without a deep clean is a different job, because grease behind the hob and limescale on the screen do not come off faster because you are in a hurry. We ask about condition at quote time so the number holds.
Bathrooms, and the hard water in them
Thames Water classifies the whole of its supply region as hard, a consequence of the chalk and limestone the water travels through before it reaches a tap in SW4. That single fact is why bathrooms here are slower than bathrooms in the north of England. Shower screens, tap spouts, shower heads, kettle elements and tile grout all hold scale, and scale needs dwell time rather than elbow grease. Two bathrooms cost more than one bathroom at the same bedroom count for that reason.
Pets, which are now a bigger factor
Since the Renters' Rights Act commenced on 1 May 2026, a landlord cannot unreasonably refuse a pet request. More pets in tenancies means more pet hair in carpet edges, more odour in soft flooring, and more checkout reports with a carpet line on them. If a dog or cat has lived in the flat, expect carpet shampooing to be the sensible add-on rather than the optional one.
Furnished or unfurnished
Furnished flats take longer because every drawer, shelf, sofa cushion and bed base has to be lifted, cleaned under and put back. We price the property as it actually is rather than adding a furnished surcharge to a smaller number.
Appliances on the inventory
Oven, hob, extractor, fridge, freezer, washing machine, dishwasher, microwave. Anything the inventory lists has to go back clean. The oven and hob are in the base price. Fridge, freezer and white goods interiors are quoted with the property, because a defrost has to be scheduled the day before and that changes the plan rather than just the price.
Access and parking
Most of this patch is inside a controlled parking zone, and mansion blocks along Prince of Wales Drive and around Battersea Park often need a permit or a bay suspension to unload kit. Where a day permit is genuinely needed, it goes in the quote up front. Nobody gets a parking line added after the job.
Is the oven really included?
Yes, and it is deliberate. Cleaning is the single most common issue in deposit disputes, and inside a cleaning dispute the oven is the item most often written up. Selling the oven back to you as a separate extra would mean the cheapest version of our own service was the version most likely to fail a checkout. So the cavity, racks, trays, door glass and seal are in the base price at every size.
What that means in practice: the £245 two bedroom price is the price with the oven done properly, not the price before the oven. If you are comparing us with a quote that lists an oven add-on, add their add-on to their headline before you decide which is cheaper.
If you would rather do the oven yourself and keep the rest to us, the method we use is written up step by step in how to clean an oven before your end of tenancy inspection.
Do carpets cost extra?
Vacuuming is included. Shampooing is not. Carpet shampooing or hot water extraction is £30 per room and upwards, and it is only worth paying for in three situations: your agreement asks for it, the check-in report recorded the carpets as freshly cleaned, or there are marks and odours that a vacuum will not lift.
Read your agreement before you book anything. A clause requiring professional carpet cleaning at the end of a tenancy is common in managed lets around Clapham Common and Northcote, and where it exists, a receipt for that specific work is what settles the argument later. Where there is no clause and no staining, shampooing three rooms is money you can keep.
| Add-on | Price | Notes |
|---|---|---|
| Oven cavity, racks, trays, glass, seal | Included | At every property size |
| Hob, extractor and filter | Included | Filter degreased or flagged if it needs replacing |
| Internal glass, frames, sills, tracks | Included | Tracks are vacuumed before they are wiped |
| Limescale removal, bathrooms and kitchen | Included | Hard water region, so this is core work here |
| Carpet shampoo, per room | From £30 | Needs drying time, so book it a day ahead of checkout |
| Fridge or freezer interior | Quoted with the property | Defrost has to start the day before |
| Washing machine or dishwasher interior | Quoted with the property | Drum, seal, drawer and filter |
| Wall mark removal | On request | Marks only, not repainting |
How does the cleaning price compare with the deposit at risk?
This is the calculation that actually matters, and in this part of London it is not close.
Under the Tenant Fees Act 2019, a deposit is capped at five weeks' rent where annual rent is below £50,000, and six weeks above it. The six-week threshold works out at roughly £4,167 a month, which is above the average rent in both boroughs, so nearly every tenancy around Clapham is on the five-week cap.
Office for National Statistics figures for June 2026 put average private rents at £2,611 a month in Wandsworth and £2,523 in Lambeth, against a London average of £2,302. Convert those to a five-week deposit and the money sitting with the scheme looks like this:
| Where the flat is | Average monthly rent, ONS June 2026 | Five-week deposit | Two bedroom clean |
|---|---|---|---|
| Wandsworth, covering Battersea, Northcote, Nine Elms | £2,611 | About £3,013 | £245 |
| Lambeth, covering Clapham Common, Old Town, Clapham North | £2,523 | About £2,911 | £245 |
| London average, for comparison | £2,302 | About £2,656 | £245 |
Deposit figures are our arithmetic from the ONS monthly averages, at five weeks under the Tenant Fees Act cap.
So the clean is roughly eight per cent of the deposit it protects. And the risk is real rather than theoretical: Tenancy Deposit Scheme adjudication data, as reported by the National Residential Landlords Association, shows cleaning appears in 54 per cent of dispute cases, ahead of damage at 49 per cent and redecoration at 31 per cent.
One honest qualifier, because the number gets misused in cleaning adverts: only around one per cent of deposits reach formal adjudication at all. Most tenancies end with the deposit returned in full. The 54 per cent figure describes what disputes are about, not how likely you are to have one.
What does a one, two or three bedroom cost all in?
| Property | Base clean, oven included | Plus two carpeted rooms | Plus three carpeted rooms |
|---|---|---|---|
| One bedroom flat | £195 | £255 | £285 |
| Two bedroom flat | £245 | £305 | £335 |
| Three bedroom house | £295 | £355 | £385 |
Carpet rows are calculated at £30 per room. The two bedroom line is where most bookings in this patch land, and £245 to £305 is the honest bracket to budget for.
Are there extra charges for parking, heavy soil or furnished flats?
Everything below is settled before we quote rather than at the door.
Parking. Controlled parking zones cover most of Clapham, Battersea and Balham. Where a permit or a suspended bay is genuinely required, it is priced into the quote. There is no day-of parking surcharge.
Heavy soil. If a property has not been deep cleaned for years, or a flatshare has had six months of five people cooking in one kitchen, the work can run well past the normal time. We call before we start, agree the position with you, and you are free to decline. If the property matches what you described, the quoted price stands.
Furnished flats. No surcharge. Furniture is counted in the original quote.
Top-floor walk-ups. No surcharge, and there are a lot of them in the conversion stock around Abbeville and Old Town.
End of month. Most tenancies end in the last week of the month and demand spikes accordingly. The price does not. Booking early buys you the slot you want, not a better rate.
How can you tell whether a quote will hold?
Three checks, and they take about two minutes.
- Was the quote based on your actual property? A price given without asking about size, bathroom count, condition, pets and parking is a starting point rather than a quote.
- Is the included list in writing? Get the scope and any extras by email. Almost every surprise invoice in this trade starts as a verbal quote.
- What happens if the agent flags something? A genuine re-clean guarantee covers the return visit at no cost. A "rebooking fee" is the same money with a friendlier name.
Our written quote is fixed against your description of the property. If what we find matches it, the number does not move.
What should you expect in each area we cover?
Stock varies more across this patch than the postcodes suggest, and stock is what decides where the hours go.
| Area | Typical stock | Where the checkout time goes |
|---|---|---|
| Clapham Junction and Lavender Hill | Conversion flats and flatshares above and around the interchange | Kitchens shared by three or four tenants, communal stair edges |
| Balham | Mansion flats including Du Cane Court, plus terraced conversions | Original parquet, deep window reveals, period bathroom fittings |
| Battersea Square and St Mary's | Period terraces and small riverside blocks | Sash window tracks, tiled hallways, tight galley kitchens |
| Clapham Common and Abbeville | Victorian conversions off the Abbeville Road parade | Cornice dust, cast radiators, first-floor bay windows |
| Clapham South | Purpose-built blocks and 1930s flats near the tube | Communal-facing glass, compact bathrooms, storage cupboards |
| Clapham Old Town | Georgian and early Victorian houses split into flats | Original floorboards, shutters, tall skirtings and picture rails |
| Northcote and Between the Commons | Family houses, many recently refurbished | Utility rooms, bi-fold glass, second bathrooms, kitchen islands |
| Battersea Park and Prince of Wales Drive | Mansion blocks with porters and communal halls | Building access rules, balcony glass, hall-facing front doors |
| Clapham North | Flatshare stock through the Bedford Road belt | Bathroom scale, bedroom skirtings, six-month oven neglect |
| Nine Elms | New build towers with concierge and fitted appliances | Miele and Siemens appliance interiors, glass, extract vents |
Prices are the same in all ten. A two bedroom is £245 whether it sits above a shop on Lavender Hill or on the eleventh floor at Nine Elms.
Why is a checkout clean dearer than a regular clean?
A fortnightly clean keeps a lived-in flat presentable. A checkout clean has to satisfy a document.
The scope difference is where the money goes. Cupboards and wardrobes are emptied and cleaned inside. Appliances are cleaned in their cavities rather than on their fronts. Window tracks are vacuumed before they are wiped. Every skirting run, door face, frame, switch and socket is done. Limescale comes off taps, screens, heads and grout instead of being wiped around. The whole property is then checked against the check-in report rather than against how it looks.
That is a five to nine hour job in a two bedroom rather than a two hour one, which is the entire explanation for the price gap.
For landlords and letting agents
If you hold several properties across Wandsworth or Lambeth, we quote per property on portfolios and schedule around turnover dates rather than around our own week. Both boroughs have raised the paperwork bar recently: Lambeth's selective licensing has covered the Clapham wards since September 2025, Wandsworth added Northcote from April 2026, and Wandsworth has run borough-wide additional HMO licensing since July 2025. Where a property is licensed, condition evidence at turnover gets read more carefully. Contact us for a portfolio rate.
For one-off turnovers the published ladder applies, and we invoice on completion by bank transfer.
When is paying for a clean the better call?
The Tenant Fees Act 2019 stops a landlord requiring you to pay for professional cleaning. Nobody can make you book this. What a landlord can do is deduct evidenced cleaning costs from the deposit, net of fair wear and tear, where the property has not gone back as clean as it was at check-in.
That is the real decision. A receipted professional clean is the strongest single piece of evidence a tenant can hold at a checkout, because it is dated, itemised and independent of anyone's opinion about how clean the kitchen looks. Weigh it against your own time, your confidence with an oven cavity, and how much of a five-week deposit you are willing to argue over.
Paying makes obvious sense if you are moving out and moving in on the same day, if the flat has not had a deep clean in years, if pets have lived there, or if you simply cannot be in SW11 on the day the keys go back. Doing it yourself makes sense if you have two clear days, a bit of practice, and a property that has been kept on top of. We have set the honest version of that comparison out in DIY or professional for a Clapham checkout clean.
For what the inspection itself involves, read what Clapham agents check at a checkout inspection. For the guarantee that sits behind our own work, see about us.
FAQ
Is the quoted price the price I actually pay? Yes, provided the property matches the description you gave us. If we arrive to something materially different, we call you before starting and agree the position, and you can decline.
Do you charge by the hour? No. Everything is fixed by property size, because hourly billing rewards working slowly and we would rather be paid for the result than the clock.
Is the oven genuinely included at every size? Yes. Cavity, racks, trays, door glass and seal, from the £169 studio upwards. It is the item most likely to cost a tenant money, so it is not an upsell.
How much should I budget for a two bedroom in Clapham? £245 for the clean itself, or £305 with two carpeted rooms shampooed. Budgeting between those two figures covers almost every two bedroom in this patch.
Do you charge more at the end of the month? No. The ladder is the same in the last week of the month as the first, even though that is when most tenancies end and most cleans are booked.
Why are some Clapham quotes far cheaper than yours? Usually scope. Published prices for a two bedroom in this area start around £95, and at that level the oven cavity, cupboard interiors and window tracks are generally outside the job. Compare the included lists rather than the headline numbers.
Why are some quotes much more expensive? Referral arrangements are the common reason. Where an agent recommends a cleaner, a commission is sometimes built into the price you are quoted. You are free to book whoever meets the standard.
Can I book an evening or a weekend? No. We work Monday to Friday, 9am to 5pm, and we plan around the key handover rather than around the calendar.
Do you offer a rate for several properties? Yes. For three properties or more across Wandsworth or Lambeth, get in touch and we will quote a per-property rate with priority scheduling at month end.
Will a clean guarantee I get my whole deposit back? No, and any cleaner who promises that is overselling. Cleaning is one of several things a checkout report covers. What a receipted clean does is remove the most commonly disputed item from the argument.
Want the number for your own flat rather than a bracket? The quote form takes about a minute and comes back with a fixed price, the included list and any add-ons written down. No card details, no callback chain.