Terraced 2 sales on record

29 EMMANUEL ROAD

LONDON, LAMBETH, GREATER LONDON, SW12 0HF

£778,000

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

Terraced

Bedrooms

Bathrooms

Floor area

89 m²

EPC rating

Last sold

£778,000 Feb 2025

Price per m²

£8,742/m²

Local average

£1,203,906 (42 sales)

Street crime

758 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 15/02/2024

Expiry date: 14/02/2034

Current heating cost: £797/year

Potential heating cost: £627/year

Est. upgrade cost to C: £10,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	06/02/2025	£778,000	Terraced	+11014.3%	£759,196 to July 2026	View transaction
Sold	06/02/2025	£7,000	Other	—	£6,600 to July 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2025	£778,000
listed	12/08/2024	£795,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
5A MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EW	£800,000	06/01/2026	Terraced
50A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EL	£300,000	25/11/2025	Terraced
36 SCHOLARS ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PG	£1,557,000	08/08/2025	Terraced
25A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX	£735,000	28/03/2025	Terraced
16 TELFERSCOT ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0QD	£1,150,000	18/02/2025	Terraced
323 CAVENDISH ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PQ	£1,026,500	30/09/2024	Terraced
38 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY	£1,415,000	02/11/2023	Terraced
356 CAVENDISH ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 0PP	£863,000	26/10/2023	Terraced
42 PENTNEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0NX	£1,466,750	20/10/2023	Terraced
30 HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HA	£810,000	12/10/2023	Terraced
5 SCHOLARS ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PF	£1,615,000	28/07/2023	Terraced
16 PENTNEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0NX	£1,200,000	20/04/2023	Terraced
34 FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HJ	£625,000	31/03/2023	Terraced
14 PENTNEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0NX	£1,200,000	28/03/2023	Terraced
42 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY	£1,400,000	27/03/2023	Terraced
13 GLENFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HQ	£725,000	21/12/2022	Terraced
47A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HN	£713,000	16/12/2022	Terraced
119 TELFORD AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XW	£1,350,000	09/12/2022	Terraced
30 BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EJ	£665,000	08/12/2022	Terraced
38 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY	£1,408,000	02/12/2022	Terraced

Area average: £1,051,213 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -15.9%

10y growth -10.5%

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

1y (index) -4.2%

5y (index) 4.5%

10y (index) 7%

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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Maisonette, Hannay Walk, SW16	£1,995/mo	2	0.43 miles	OpenRent

Average rent: £1,995/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £249,375

Target investor price (1%) £199,500

Gross yield 3.1%

Cost-to-rent ratio 32.5×

Monthly cashflow £-1,293/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.9%

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

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

## Property details

- Slug: `9f25c48` (address key hash: `9f25c489e89130cae9c16365460832b928dcd70d`)
- Postcode: SW12 0HF
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 89 m²
- EPC rating: C
- Last sold: £778,000 Feb 2025
- Price per m²: £8,742/m²
- Local average: £1,203,906 (42 sales)
- Street crime: 758 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £778,000
- Date: 2025-02-06
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/02/2034
- **Current heating cost:** £797/year
- **Est. upgrade cost to C:** £10,000

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2025-1320-2094-5525)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2025-02-06 | £778,000 | Terraced | +11014.3% | £759,196 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/3b5ce842-469e-ee3a-e063-4804a8c0d6f1) |
| Sold | 2025-02-06 | £7,000 | Other | — | £6,600 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/4777e0af-a1e0-5d59-e063-4804a8c09f8e) |

*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 |
|---------|-------|------|------|
| 29 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £778,000 | 06/02/2025 | Terraced |
| 29 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £7,000 | 06/02/2025 | Other |

## Historic listings

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

- Matched listing: [151229411](http://87.117.209.195:8080/listings/5ebf0fb)

| Event | Date | Price |
|-------|------|-------|
| sold | 2025-01-01 | £778,000 |
| listed | 2024-08-12 | £795,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5A MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EW | £800,000 | 06/01/2026 | Terraced |
| 50A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EL | £300,000 | 25/11/2025 | Terraced |
| 36 SCHOLARS ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PG | £1,557,000 | 08/08/2025 | Terraced |
| 25A CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DX | £735,000 | 28/03/2025 | Terraced |
| 16 TELFERSCOT ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0QD | £1,150,000 | 18/02/2025 | Terraced |
| 323 CAVENDISH ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PQ | £1,026,500 | 30/09/2024 | Terraced |
| 38 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY | £1,415,000 | 02/11/2023 | Terraced |
| 356 CAVENDISH ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 0PP | £863,000 | 26/10/2023 | Terraced |
| 42 PENTNEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0NX | £1,466,750 | 20/10/2023 | Terraced |
| 30 HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HA | £810,000 | 12/10/2023 | Terraced |
| 5 SCHOLARS ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0PF | £1,615,000 | 28/07/2023 | Terraced |
| 16 PENTNEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0NX | £1,200,000 | 20/04/2023 | Terraced |
| 34 FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HJ | £625,000 | 31/03/2023 | Terraced |
| 14 PENTNEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0NX | £1,200,000 | 28/03/2023 | Terraced |
| 42 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY | £1,400,000 | 27/03/2023 | Terraced |
| 13 GLENFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HQ | £725,000 | 21/12/2022 | Terraced |
| 47A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HN | £713,000 | 16/12/2022 | Terraced |
| 119 TELFORD AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XW | £1,350,000 | 09/12/2022 | Terraced |
| 30 BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EJ | £665,000 | 08/12/2022 | Terraced |
| 38 CAMBRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0DY | £1,408,000 | 02/12/2022 | Terraced |

**Area average:** £1,051,213 (20 sales)

## Capital growth trend

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

- **5y growth:** -15.9%
- **10y growth:** -10.5%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Terraced series; as of July 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** 4.5%
- **10y growth (index):** 7%

## 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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Maisonette, Hannay Walk, SW16 | £1,995/mo | 2 | 0.43 miles | OpenRent |

**Average rent: £1,995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £249,375
- **Target investor price (1%):** £199,500

*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 £1,995/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.5×
- **Monthly cashflow:** £-1,293/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.9%

*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 |