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

## Property details

- Slug: `4aca466` (address key hash: `4aca466eb6829eb82a8791e9ac8171f2b8b1c3ca`)
- Postcode: SW12 0HF
- Transactions on record: 3

- Tenure: Freehold
- Property type: Other
- Floor area: 76 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £718,500 Jan 2017
- Price per m²: £9,454/m²
- Local average: £1,228,307 (7 sales)
- Street crime: 758 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £718,500
- Date: 2017-01-27
- Type: O
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/03/2031
- **Current heating cost:** £600/year
- **Est. upgrade cost to C:** £15,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0859-3004-3207-5659-2200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2017-01-27 | £718,500 | Other | +79.6% | £706,270 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/49b7852a-df6d-7921-e050-a8c063056e8d) |
| Sold | 2010-07-06 | £400,000 | Flat | +36.5% | £627,979 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/6e417d26-7af7-47c5-80b5-5e100bc755c4) |
| Sold | 2005-03-11 | £293,000 | Flat | — | £615,097 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/c941d7bf-31e5-4733-acaf-afc205048cbf) |

*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 |
|---------|-------|------|------|
| 28 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £718,500 | 27/01/2017 | Other |
| 28 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £400,000 | 06/07/2010 | Flat |
| 28 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £293,000 | 11/03/2005 | 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 |
|---------|-------|------|------|
| 29 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £7,000 | 06/02/2025 | Other |
| 71 HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HE | £1,100,000 | 20/11/2023 | Other |
| 305 CAVENDISH ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PQ | £29,014 | 24/10/2022 | Other |
| 45 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX | £1,000 | 07/10/2022 | Other |
| 7 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX | £9,973 | 01/04/2022 | Other |

**Area average:** £229,397 (5 sales)

## Capital growth trend

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

- **5y growth:** 61.2%
- **10y growth:** 1747.8%

## House Price Index (HM Land Registry)

*Official index for Lambeth; All dwelling types series; as of July 2026.*

- **1y growth (index):** -6.4%
- **5y growth (index):** -4%
- **10y growth (index):** -4.1%

## 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:** 0.41% (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%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-177/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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 |