# 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
- Floor area: 67 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £645,000 Sep 2019
- Price per m²: £9,627/m²
- 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

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 09/06/2031
- **Current heating cost:** £499/year
- **Est. upgrade cost to C:** £10,145

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£145)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2000-4060-2299-5735)

## 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 |
| 21 FLAT 3 RASTELL AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XP | £575,000 | 23/11/2023 | Flat |
| 33A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX | £875,000 | 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 |