# 55 GABLES CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE5 7QE

## Property details

- Slug: `c43de07` (address key hash: `c43de077ed8e7eca240000f0de1807d749b691d1`)
- Postcode: SE5 7QE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 98 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £650,000 May 2026
- Price per m²: £6,633/m²
- Local average: £1,202,563 (16 sales)
- Street crime: 1768 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £650,000
- Date: 2026-05-22
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/02/2032
- **Current heating cost:** £418/year
- **Est. upgrade cost to C:** £15,700

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3300-6631-0222-7190-3223)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-22 | £650,000 | Terraced | +225% | £653,193 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-da7b-8052-e063-4804a8c06ee4) |
| Sold | 1999-10-28 | £200,000 | Terraced | — | £956,075 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/fb796b8b-f7e4-42b4-b920-488439b50d49) |

*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 |
|---------|-------|------|------|
| 55 GABLES CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE5 7QE | £650,000 | 22/05/2026 | Terraced |
| 55 GABLES CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE5 7QE | £200,000 | 28/10/1999 | Terraced |

## Historic listings

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

- Matched listing: [172404743](http://87.117.209.195:8080/listings/bf367f3)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-02-19 | £650,000 |
| sold | 2026-01-01 | £650,000 |
| sold | 2004-01-01 | £285,000 |
| sold | 2001-01-01 | £215,000 |
| sold | 1999-01-01 | £200,000 |
| sold | 1997-01-01 | £109,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 BRUNSWICK VILLAS, LONDON, SOUTHWARK, GREATER LONDON, SE5 7RR | £755,000 | 23/12/2021 | Terraced |

**Area average:** £755,000 (1 sale)

## Capital growth trend

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

- **5y growth:** 16.4%
- **10y growth:** 95%

## House Price Index (HM Land Registry)

*Official index for Southwark; Terraced series; as of June 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 12.5%
- **10y growth (index):** 13%

## Rental Range

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

- **Low:** £2,188/mo
- **Realistic:** £2,431/mo
- **Optimistic:** £2,674/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Havil St, SE5 | £2,900/mo | 2 | 0.17 miles | OpenRent |
| 1 Bed Flat, Goschen House, SE5 | £1,795/mo | 1 | 0.23 miles | OpenRent |
| 2 Bed Flat, Blakes Road, SE15 | £1,784/mo | 2 | 0.25 miles | OpenRent |
| 5 Bed Terraced House, Coleman Road, SE5 | £4,983/mo | 5 | 0.28 miles | OpenRent |
| 2 Bed Flat, Blakes Road, SE15 | £2,250/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Tower Mill Road, SE15 | £2,699/mo | 2 | 0.37 miles | OpenRent |
| 6 Bed Terraced House, Crofton Road, SE5 | £5,200/mo | 6 | 0.4 miles | OpenRent |

**Average rent: £3,087/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £337,375
- **Target investor price (1%):** £269,900

*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 £2,699/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-156/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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 | 441 |
| Anti-social behaviour | 381 |
| Shoplifting | 186 |
| Other theft | 155 |
| Theft from the person | 146 |
| Public order | 93 |
| Vehicle crime | 92 |
| Drugs | 68 |
| Burglary | 66 |
| Robbery | 57 |
| Bicycle theft | 36 |
| Other crime | 23 |
| Possession of weapons | 17 |
| Criminal damage and arson | 7 |
| **Total incidents** | **1768** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Camberwell College of Arts | Other | 0.2 miles | — (No rating) |
| Spa School Camberwell | Other | 0.2 miles | Good — 12 Mar 2023 |
| Oliver Goldsmith Primary School | Primary | 0.2 miles | Good — 14 Jul 2022 |
| Brunswick Park Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Arco Academy | Other | 0.3 miles | Requires improvement — 11 Nov 2021 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9021894
- **Address:** 55 Gables Close, LONDON, SE5 7QE
- **Certificate Issued:** 13/08/2012
- **Work Completed:** 19/03/2012
- **Items:** 9 window(s), 1 door(s)