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

## Property details

- Slug: `af0b228` (address key hash: `af0b2284ef99bf72e13ed957520ecc28daf9494c`)
- Postcode: SW12 0HF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Last sold: £400,000 Feb 2009
- Local average: £1,986,389 (10 sales)
- Street crime: 758 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £400,000
- Date: 2009-02-02
- Type: S
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2009-02-02 | £400,000 | Semi-detached | — | £913,475 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/09200fc7-2129-4f9d-a353-3437abcb038b) |

*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 |
|---------|-------|------|------|
| 31 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £400,000 | 02/02/2009 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 123 BYRNE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9JA | £857,750 | 31/03/2023 | Semi-detached |
| 40 TELFERSCOT ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0QD | £815,000 | 07/12/2021 | Semi-detached |

**Area average:** £836,375 (2 sales)

## Capital growth trend

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

- **5y growth:** 10.1%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Semi-detached series; as of July 2026.*

- **1y growth (index):** -4.4%
- **5y growth (index):** 6.4%
- **10y growth (index):** 8.4%

## 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:** 0.74% (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:** 8.9%
- **Cost-to-rent:** 11.2×
- **Monthly cashflow:** £1,077/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.1%

*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 |