# AVA HOUSE, 163 FLAT 2 KIMBERLEY AVENUE, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XD

## Property details

- Slug: `7d5fd9c` (address key hash: `7d5fd9cdcfb947036f16da66389b8b55416281bd`)
- Postcode: SE15 3XD
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £385,000 Feb 2026
- Local average: £425,042 (91 sales)
- Street crime: 989 incidents within 1 mile (May 2026)

## Latest sale

- Price: £385,000
- Date: 2026-02-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £385,000 | Flat | +15.8% | £387,861 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-a96c-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-03-11 | £332,500 | Flat | +70.5% | £321,326 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c8a3a576-ad5d-0425-e053-6c04a8c0947b) |
| Sold | 2013-10-25 | £195,000 | Flat | — | £248,396 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f8993463-d42b-406c-af44-7a64ad305511) |

*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 |
|---------|-------|------|------|
| AVA HOUSE, 163 FLAT 2 KIMBERLEY AVENUE, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XD | £385,000 | 20/02/2026 | Flat |
| AVA HOUSE, 163 FLAT 2 KIMBERLEY AVENUE, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XD | £332,500 | 11/03/2021 | Flat |
| AVA HOUSE, 163 FLAT 2 KIMBERLEY AVENUE, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XD | £195,000 | 25/10/2013 | Flat |

## Historic listings

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

- Matched listing: [161675807](http://87.117.209.195:8080/listings/c229fab)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £385,000 |
| listed | 2025-05-08 | £400,000 |
| sold | 2021-01-01 | £332,500 |
| sold | 2013-01-01 | £195,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 66 ST MARYS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2DU | £405,000 | 21/03/2025 | Flat |
| 223 HOLLYDALE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2AR | £260,000 | 17/03/2025 | Flat |
| 116A HOLLYDALE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2TQ | £675,000 | 01/12/2023 | Flat |
| 124 FLAT 1 HOLLYDALE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2TQ | £495,000 | 27/10/2023 | Flat |
| FERN COURT FLAT 20A DRAKEFELL ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE14 5SN | £219,950 | 28/09/2023 | Flat |
| 199 FLAT 2 HOLLYDALE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2TG | £340,000 | 23/06/2023 | Flat |
| KASHMIR HOUSE, 66 FLAT 7 GIBBON ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XE | £580,000 | 05/05/2023 | Flat |
| FERN COURT FLAT 8B DRAKEFELL ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE14 5SN | £230,000 | 28/04/2023 | Flat |
| 12 SYMONS CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE15 3SF | £365,000 | 31/03/2023 | Flat |
| STATION COURT FLAT 5 GIBBON ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2AP | £350,000 | 21/12/2022 | Flat |
| STATION COURT FLAT 9 GIBBON ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2AP | £358,000 | 04/11/2022 | Flat |
| ST. ASAPH COURT FLAT 9 ST ASAPH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE4 2EE | £360,000 | 14/10/2022 | Flat |
| 79 - 81 FLAT 2 GIBBON ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XF | £260,000 | 28/09/2022 | Flat |
| ST. ASAPH COURT FLAT 12 ST ASAPH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE4 2EE | £390,000 | 11/08/2022 | Flat |
| KASHMIR HOUSE, 66 FLAT 3 GIBBON ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 3XE | £510,000 | 01/08/2022 | Flat |
| 112 HOLLYDALE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2TQ | £645,000 | 26/07/2022 | Flat |
| 8A GELLATLY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5TT | £442,500 | 22/06/2022 | Flat |
| 118 DANIELS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 3NA | £300,000 | 16/05/2022 | Flat |
| 72A ST MARYS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 2DU | £685,000 | 29/04/2022 | Flat |
| ST. ASAPH COURT FLAT 28 ST ASAPH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE4 2EE | £430,086 | 31/03/2022 | Flat |

**Area average:** £415,027 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Dalrymple Road, London, SE4 2BH](http://87.117.209.195:8080/listings/914683e) | £270,000 | 1 | Flat | 0.88 mi |

## Capital growth trend

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

- **5y growth:** -9.5%
- **10y growth:** -4.2%

## House Price Index (HM Land Registry)

*Official index for Southwark; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** -2%
- **10y growth (index):** -7.1%

## Rental Range

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

- **Low:** £2,155/mo
- **Realistic:** £2,394/mo
- **Optimistic:** £2,633/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 5 Bed Terraced House, Machell Road, SE15 | £4,000/mo | 5 | 0.05 miles | OpenRent |
| 2 Bed Terraced House, Gibbon Road, SE15 | £2,700/mo | 2 | 0.1 miles | OpenRent |
| 2 Bed Maisonette, Evelina Road, SE15 | £1,800/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed Maisonette, Evelina Road, SE15 | £1,850/mo | 2 | 0.13 miles | OpenRent |
| 4 Bed Semi-Detached House, Kimberley Avenue, SE15 | £3,250/mo | 4 | 0.13 miles | OpenRent |
| 6 Bed Terraced House, St Mary's Road, SE15 | £6,200/mo | 6 | 0.14 miles | OpenRent |
| 3 Bed Flat, Fern Court, SE14 | £3,055/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Flat, Brayards Road, SE15 | £2,500/mo | 3 | 0.26 miles | OpenRent |
| 5 Bed Terraced House, Crewys Road, SE15 | £4,750/mo | 5 | 0.27 miles | OpenRent |
| 4 Bed End Terrace, Kirkwood Road, SE15 | £3,000/mo | 4 | 0.39 miles | OpenRent |
| 2 Bed Flat, Queens Road, SE15 | £2,100/mo | 2 | 0.5 miles | OpenRent |
| 3 Bed Maisonette, Jerningham Road, SE14 | £2,700/mo | 3 | 0.53 miles | OpenRent |

**Average rent: £3,159/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 8.9%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £1,024/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 240 |
| Violence and sexual offences | 235 |
| Other theft | 97 |
| Theft from the person | 96 |
| Vehicle crime | 67 |
| Shoplifting | 52 |
| Burglary | 49 |
| Bicycle theft | 39 |
| Drugs | 38 |
| Public order | 30 |
| Robbery | 27 |
| Other crime | 10 |
| Possession of weapons | 7 |
| Criminal damage and arson | 2 |
| **Total incidents** | **989** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Hollydale Primary School | Primary | 0.1 miles | — (Inspected (no overall grade)) |
| The St Thomas the Apostle College | Secondary | 0.3 miles | Outstanding — 16 Dec 2018 |
| Edmund Waller Primary School | Primary | 0.4 miles | Good — 25 Mar 2014 |
| St Mary Magdalene Church of England Primary School | Primary | 0.4 miles | Requires improvement — 26 Jun 2024 |
| Haberdashers' Hatcham College | Secondary | 0.4 miles | Good — 25 Mar 2019 |