Flats/Maisonettes 2 sales on record

34 EMMANUEL ROAD

LONDON, LAMBETH, GREATER LONDON, SW12 0HF

£645,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SW12 0HF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Variety Store	0.2 miles
Bus stop	Burnbury Road	0.2 miles
Train station	Balham	0.5 miles
University	Horton Halls Reception	1.7 miles
Hospital	British Home & Hospital for Incurables	1.9 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£645,000 Sep 2019

Local average

£577,640 (81 sales)

Street crime

758 incidents within 1 mile (Aug 2026)

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	05/09/2019	£645,000	Flat	+62.9%	£601,956 to July 2026	View transaction
Sold	11/06/2010	£396,000	Flat	—	£631,516 to July 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
54 FIRST FLOOR FLAT CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY	£558,000	23/01/2026	Flat
85 FLAT 2 BYRNE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9JA	£557,500	19/12/2025	Flat
82A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB	£720,795	12/12/2025	Flat
53A MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES	£875,000	05/12/2025	Flat
85 FLAT 1 BYRNE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9JA	£802,000	21/11/2025	Flat
23A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EQ	£820,000	18/11/2025	Flat
25A FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL	£805,000	15/08/2025	Flat
25A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EG	£915,000	31/01/2025	Flat
41 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES	£600,000	18/12/2023	Flat
88A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB	£981,000	24/11/2023	Flat
33A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX	£875,000	23/11/2023	Flat
21 FLAT 3 RASTELL AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XP	£575,000	23/11/2023	Flat
3D BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EH	£680,000	09/11/2023	Flat
39D FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL	£863,000	26/10/2023	Flat
54 FIRST FLOOR FLAT CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY	£556,000	12/10/2023	Flat
99A RADBOURNE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EE	£839,250	25/08/2023	Flat
313 CAVENDISH ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PQ	£900,000	10/08/2023	Flat
60A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EL	£725,000	04/08/2023	Flat
23 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EW	£465,000	31/07/2023	Flat
47A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX	£830,000	21/07/2023	Flat

Area average: £747,127 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Dinsmore Road, London, SW12	£675,000	2	Flat	0.55 mi

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 3.4%

10y growth 4%

House Price Index (HM Land Registry — official index, not sold-price averages): Lambeth. Series: Flats and maisonettes. As of July 2026.

1y (index) -7.1%

5y (index) -7.1%

10y (index) -7.9%

Rental Range

Estimated market rent for Lambeth. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,273/mo

Realistic £2,525/mo

Optimistic £2,778/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Huntingdon: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Flat, Balham, SW12	£2,975/mo	3	0.17 miles	OpenRent
2 Bed Maisonette, Hannay Walk, SW16	£1,995/mo	2	0.43 miles	OpenRent
3 Bed Flat, Oakmead Road, SW12	£3,200/mo	3	0.52 miles	OpenRent

Average rent: £2,723/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £371,875

Target investor price (1%) £297,500

Gross yield 5.5%

Cost-to-rent ratio 18.1×

Monthly cashflow £112/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	185
Anti-social behaviour	158
Vehicle crime	125
Shoplifting	79
Other theft	65
Public order	34
Theft from the person	31
Burglary	29
Drugs	17
Robbery	13
Other crime	10
Bicycle theft	8
Possession of weapons	4
Total incidents	758

Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Telferscot Primary School	Primary	0.1 miles	Outstanding — 12 Dec 2014
Henry Cavendish Primary School	Primary	0.2 miles	Outstanding — 2 Jul 2024
St Bede's Catholic Infant School	Primary	0.3 miles	Good — 24 Jul 2013
The White House Preparatory School & Woodentops Kindergarten	Other	0.3 miles	— (No rating)
St Bernadette Catholic Junior School	Primary	0.4 miles	Good — 4 Oct 2013

FENSA

No FENSA certificates found for this address.

# 34 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF

## Property details

- Slug: `8e013dd` (address key hash: `8e013dd7dd1cc13844101757af3dc2d0314aa911`)
- Postcode: SW12 0HF
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £645,000 Sep 2019
- Local average: £577,640 (81 sales)
- Street crime: 758 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £645,000
- Date: 2019-09-05
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2019-09-05 | £645,000 | Flat | +62.9% | £601,956 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/965b6d91-f55b-95e4-e053-6c04a8c07729) |
| Sold | 2010-06-11 | £396,000 | Flat | — | £631,516 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/70b1d3c4-3875-409a-9536-844551181ad4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £645,000 | 05/09/2019 | Flat |
| 34 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £396,000 | 11/06/2010 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 FIRST FLOOR FLAT CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY | £558,000 | 23/01/2026 | Flat |
| 85 FLAT 2 BYRNE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9JA | £557,500 | 19/12/2025 | Flat |
| 82A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB | £720,795 | 12/12/2025 | Flat |
| 53A MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES | £875,000 | 05/12/2025 | Flat |
| 85 FLAT 1 BYRNE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9JA | £802,000 | 21/11/2025 | Flat |
| 23A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EQ | £820,000 | 18/11/2025 | Flat |
| 25A FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL | £805,000 | 15/08/2025 | Flat |
| 25A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EG | £915,000 | 31/01/2025 | Flat |
| 41 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES | £600,000 | 18/12/2023 | Flat |
| 88A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB | £981,000 | 24/11/2023 | Flat |
| 33A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX | £875,000 | 23/11/2023 | Flat |
| 21 FLAT 3 RASTELL AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XP | £575,000 | 23/11/2023 | Flat |
| 3D BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EH | £680,000 | 09/11/2023 | Flat |
| 39D FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL | £863,000 | 26/10/2023 | Flat |
| 54 FIRST FLOOR FLAT CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY | £556,000 | 12/10/2023 | Flat |
| 99A RADBOURNE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EE | £839,250 | 25/08/2023 | Flat |
| 313 CAVENDISH ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PQ | £900,000 | 10/08/2023 | Flat |
| 60A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EL | £725,000 | 04/08/2023 | Flat |
| 23 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EW | £465,000 | 31/07/2023 | Flat |
| 47A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX | £830,000 | 21/07/2023 | Flat |

**Area average:** £747,127 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Dinsmore Road, London, SW12](http://87.117.209.195:8080/listings/9c07c52) | £675,000 | 2 | Flat | 0.55 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 3.4%
- **10y growth:** 4%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -7.1%
- **5y growth (index):** -7.1%
- **10y growth (index):** -7.9%

## Rental Range

*ONS Price Index of Private Rents (Lambeth). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,273/mo
- **Realistic:** £2,525/mo
- **Optimistic:** £2,778/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Balham, SW12 | £2,975/mo | 3 | 0.17 miles | OpenRent |
| 2 Bed Maisonette, Hannay Walk, SW16 | £1,995/mo | 2 | 0.43 miles | OpenRent |
| 3 Bed Flat, Oakmead Road, SW12 | £3,200/mo | 3 | 0.52 miles | OpenRent |

**Average rent: £2,723/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £371,875
- **Target investor price (1%):** £297,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,975/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.1×
- **Monthly cashflow:** £112/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 185 |
| Anti-social behaviour | 158 |
| Vehicle crime | 125 |
| Shoplifting | 79 |
| Other theft | 65 |
| Public order | 34 |
| Theft from the person | 31 |
| Burglary | 29 |
| Drugs | 17 |
| Robbery | 13 |
| Other crime | 10 |
| Bicycle theft | 8 |
| Possession of weapons | 4 |
| **Total incidents** | **758** |

*Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Telferscot Primary School | Primary | 0.1 miles | Outstanding — 12 Dec 2014 |
| Henry Cavendish Primary School | Primary | 0.2 miles | Outstanding — 2 Jul 2024 |
| St Bede's Catholic Infant School | Primary | 0.3 miles | Good — 24 Jul 2013 |
| The White House Preparatory School & Woodentops Kindergarten | Other | 0.3 miles | — (No rating) |
| St Bernadette Catholic Junior School | Primary | 0.4 miles | Good — 4 Oct 2013 |