# 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 |