# 72B KINGS AVENUE, LONDON, LAMBETH, GREATER LONDON, SW4 8BH

## Property details

- Slug: `be45310` (address key hash: `be453106d16ef6bb935cd521957cea307a232997`)
- Postcode: SW4 8BH
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 3
- Floor area: 119 m²
- EPC rating: C
- Year built: England and Wales: 2012 onwards
- Last sold: £925,000 Mar 2026
- Price per m²: £7,773/m²
- Local average: £2,267,583 (6 sales)
- Street crime: 1309 incidents within 1 mile (May 2026)

## Latest sale

- Price: £925,000
- Date: 2026-03-04
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 01/06/2035
- **Current heating cost:** £814/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2312-7560-2105-7145)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-04 | £925,000 | Semi-detached | +1.1% | £926,872 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-bfe9-8922-e063-4804a8c094d0) |
| Sold | 2016-03-31 | £915,000 | Semi-detached | +40.8% | £1,021,251 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/31fb4c18-0dc1-57b9-e050-a8c063053436) |
| Sold | 2013-04-15 | £650,000 | Semi-detached | — | £1,074,290 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6b575d9e-fc67-4233-8d29-99081d4a366c) |

*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 |
|---------|-------|------|------|
| 72B KINGS AVENUE, LONDON, LAMBETH, GREATER LONDON, SW4 8BH | £925,000 | 04/03/2026 | Semi-detached |
| 72B KINGS AVENUE, LONDON, LAMBETH, GREATER LONDON, SW4 8BH | £915,000 | 31/03/2016 | Semi-detached |
| 72B KINGS AVENUE, LONDON, LAMBETH, GREATER LONDON, SW4 8BH | £650,000 | 15/04/2013 | Semi-detached |

## Historic listings

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

- Matched listing: [165384800](http://87.117.209.195:8080/listings/d3a8930)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £925,000 |
| listed | 2025-08-05 | £999,950 |
| sold | 2016-01-01 | £915,000 |
| sold | 2013-01-01 | £650,000 |

## Capital growth trend

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

- **5y growth:** 10.7%
- **10y growth:** -29.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.5%
- **5y growth (index):** 4.5%
- **10y growth (index):** 11.9%

## Rental Range

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

- **Low:** £2,274/mo
- **Realistic:** £2,527/mo
- **Optimistic:** £2,780/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 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Bewley Court, SW2 | £2,150/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Trent Road, SW2 | £2,300/mo | 2 | 0.45 miles | OpenRent |

**Average rent: £2,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £278,125
- **Target investor price (1%):** £222,500

*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 £2,225/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 34.6×
- **Monthly cashflow:** £-1,665/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.4%

*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 |
|----------|-------|
| Anti-social behaviour | 343 |
| Violence and sexual offences | 298 |
| Theft from the person | 122 |
| Shoplifting | 114 |
| Other theft | 99 |
| Vehicle crime | 83 |
| Public order | 64 |
| Robbery | 46 |
| Drugs | 44 |
| Burglary | 36 |
| Bicycle theft | 35 |
| Possession of weapons | 12 |
| Other crime | 10 |
| Criminal damage and arson | 3 |
| **Total incidents** | **1309** |

*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 |
|------|------|----------|--------|
| Glenbrook Primary School | Primary | 0.1 miles | Good — 8 Jul 2016 |
| Harris Academy Clapham | Secondary | 0.1 miles | Good — 28 Mar 2023 |
| Maytree Nursery School | Nursery | 0.1 miles | Outstanding — 12 Feb 2015 |
| Iqra Primary School | Primary | 0.1 miles | Outstanding — 21 Nov 2017 |
| Harris Clapham Sixth Form | Other | 0.2 miles | — (No rating) |