# 22 FLAT 2 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BH

## Property details

- Slug: `3d08dc7` (address key hash: `3d08dc7b915f207856ad7b1a69f8527c422decc2`)
- Postcode: SE24 9BH
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £480,000 Jan 2026
- Local average: £555,135 (30 sales)
- Street crime: 643 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £480,000
- Date: 2026-01-28
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £480,000 | Flat | -3% | £489,902 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-a956-d8ea-e063-4704a8c0bf7d) |
| Sold | 2019-01-07 | £495,000 | Flat | +39.5% | £491,341 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/87e1551e-9f32-6405-e053-6c04a8c0b2ee) |
| Sold | 2013-08-16 | £354,893 | Flat | +59.5% | £482,778 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/ae3668a6-028d-4969-9ebd-cd7f20905bad) |
| Sold | 2009-12-17 | £222,500 | Flat | — | £386,599 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/7ab45364-59c8-4b8c-a993-ff8e164b785a) |

*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 |
|---------|-------|------|------|
| 22 FLAT 2 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BH | £480,000 | 28/01/2026 | Flat |
| 22 FLAT 2 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BH | £495,000 | 07/01/2019 | Flat |
| 22 FLAT 2 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BH | £354,893 | 16/08/2013 | Flat |
| 22 FLAT 2 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BH | £222,500 | 17/12/2009 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164408906](http://87.117.209.195:8080/listings/afad89f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £480,000 |
| listed | 2025-07-11 | £500,000 |
| sold | 2019-01-01 | £495,000 |
| sold | 2013-01-01 | £354,893 |
| sold | 2009-01-01 | £222,500 |
| sold | 2006-01-01 | £215,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 FLAT 1 ROMOLA ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AZ | £640,000 | 28/11/2025 | Flat |
| 273 FLAT 1 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AG | £557,500 | 26/11/2025 | Flat |
| 153 FIRST AND SECOND FLOOR FLAT NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AF | £680,000 | 26/11/2025 | Flat |
| 51 FIRST FLOOR FLAT DERONDA ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BQ | £745,000 | 19/11/2025 | Flat |
| 30A NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BH | £575,000 | 01/09/2025 | Flat |
| ETHELWORTH COURT FLAT 3 TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3UJ | £315,000 | 28/03/2025 | Flat |
| 153A NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AF | £558,500 | 06/12/2024 | Flat |
| 39 FLAT 13 TRINITY RISE, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 2QP | £480,000 | 16/02/2024 | Flat |
| 58 FLAT 3 ROMOLA ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AZ | £530,000 | 20/12/2023 | Flat |
| 157B NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AF | £505,000 | 13/12/2023 | Flat |
| 58 FLAT 1 ROMOLA ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AZ | £425,000 | 30/11/2023 | Flat |
| 39 FLAT 7 TRINITY RISE, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 2QP | £470,000 | 10/11/2023 | Flat |
| 51 GROUND FLOOR FLAT DERONDA ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BQ | £490,000 | 17/10/2023 | Flat |
| 43 FLAT 2 TRINITY RISE, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 2QP | £350,000 | 13/10/2023 | Flat |
| 15A DEERBROOK ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BE | £585,000 | 01/09/2023 | Flat |
| 43C DERONDA ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BQ | £355,000 | 11/08/2023 | Flat |
| 68 FLAT 3 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BB | £448,712 | 01/08/2023 | Flat |
| BLOCK E FLAT 4 PEABODY ESTATE, WEST DULWICH, LONDON, LAMBETH, GREATER LONDON, SE24 9DU | £265,000 | 07/07/2023 | Flat |
| 137B NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9AF | £550,000 | 22/06/2023 | Flat |
| 114 FLAT 2 NORWOOD ROAD, LONDON, LAMBETH, GREATER LONDON, SE24 9BB | £390,000 | 26/05/2023 | Flat |

**Area average:** £495,736 (20 sales)

## Capital growth trend

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

- **5y growth:** 12.3%
- **10y growth:** 11.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.5%
- **5y growth (index):** -8.3%
- **10y growth (index):** -2.6%

## Rental Range

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

- **Low:** £2,274/mo
- **Realistic:** £2,527/mo
- **Optimistic:** £2,780/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Norwood Road, SE24 | £2,750/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Norwood Road, SE24 | £2,200/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Thurleigh House, SE21 | £1,995/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Thurleigh House, SE21 | £1,995/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Thurleigh House, SE21 | £1,995/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Thurlow Park Road, SE21 | £2,250/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Lanercost Road, SW2 | £2,650/mo | 2 | 0.44 miles | OpenRent |

**Average rent: £2,262/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £65/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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 | 159 |
| Anti-social behaviour | 126 |
| Vehicle crime | 60 |
| Other theft | 51 |
| Public order | 44 |
| Theft from the person | 33 |
| Criminal damage and arson | 32 |
| Shoplifting | 32 |
| Burglary | 31 |
| Drugs | 25 |
| Robbery | 22 |
| Bicycle theft | 15 |
| Possession of weapons | 7 |
| Other crime | 6 |
| **Total incidents** | **643** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Rosendale Primary School | Primary | 0.3 miles | Outstanding — 30 May 2024 |
| Turney Primary and Secondary Special School | Other | 0.4 miles | — (Inspected (no overall grade)) |
| Fenstanton Primary School | Primary | 0.4 miles | Requires improvement — 5 Nov 2023 |
| City Heights E-ACT Academy | Secondary | 0.4 miles | Good — 13 Dec 2021 |
| The Elmgreen School | Secondary | 0.5 miles | Good — 21 Sep 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #8994990
- **Address:** 22 Norwood Road, LONDON, SE24 9BH
- **Certificate Issued:** 30/07/2012
- **Work Completed:** 16/07/2012
- **Items:** 3 window(s)