# 128 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DU

## Property details

- Slug: `f525a06` (address key hash: `f525a0638853da50439decd8f2b586362a50e9fb`)
- Postcode: SW17 8DU
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 85 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £848,500 Jan 2026
- Price per m²: £9,982/m²
- Local average: £502,741 (133 sales)
- Street crime: 718 incidents within 1 mile (May 2026)

## Latest sale

- Price: £848,500
- Date: 2026-01-28
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/02/2032
- **Current heating cost:** £407/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/2160-8962-8020-1206-4291)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £848,500 | Flat | +2.5% | £822,183 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-a913-d8ea-e063-4704a8c0bf7d) |
| Sold | 2022-07-29 | £827,501 | Flat | +24.4% | £741,559 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ea3278aa-9188-2676-e053-6b04a8c015f8) |
| Sold | 2016-05-27 | £665,000 | Flat | — | £604,910 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3914047a-3d12-3206-e050-a8c063057647) |

*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 |
|---------|-------|------|------|
| 128 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DU | £848,500 | 28/01/2026 | Flat |
| 128 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DU | £827,501 | 29/07/2022 | Flat |
| 128 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DU | £665,000 | 27/05/2016 | Flat |

## Historic listings

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

- Matched listing: [166372715](http://87.117.209.195:8080/listings/c64b94f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £848,500 |
| listed | 2025-08-29 | £850,000 |
| sold | 2022-01-01 | £827,501 |
| sold | 2016-01-01 | £665,000 |
| sold | 2011-01-01 | £338,000 |
| sold | 2006-01-01 | £282,250 |
| sold | 2000-01-01 | £187,100 |
| sold | 1998-01-01 | £130,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 ELDERFIELD PLACE, LONDON, WANDSWORTH, GREATER LONDON, SW17 6EA | £365,500 | 18/12/2025 | Flat |
| 21B MORING ROAD, TOOTING, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DN | £365,000 | 17/12/2025 | Flat |
| 8 ELDERFIELD PLACE, LONDON, WANDSWORTH, GREATER LONDON, SW17 6EA | £437,500 | 28/11/2025 | Flat |
| 49 FLAT B MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DY | £446,250 | 24/11/2025 | Flat |
| 113 FRANCISCAN ROAD, TOOTING, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DZ | £675,000 | 11/11/2025 | Flat |
| 170 HENRY DOULTON DRIVE, LONDON, WANDSWORTH, GREATER LONDON, SW17 6DH | £300,000 | 07/11/2025 | Flat |
| 69 ELDERFIELD PLACE, LONDON, WANDSWORTH, GREATER LONDON, SW17 6ED | £450,000 | 13/10/2025 | Flat |
| 53 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DY | £637,500 | 14/11/2024 | Flat |
| 88 GROUND FLOOR FLAT LUCIEN ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 8HN | £610,000 | 14/12/2023 | Flat |
| 85 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DX | £543,500 | 07/12/2023 | Flat |
| 71 GROUND FLOOR FLAT AT MORING ROAD, TOOTING, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DN | £415,000 | 27/11/2023 | Flat |
| 22A CHILLERTON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9BG | £590,000 | 24/11/2023 | Flat |
| 33 MASSINGBERD WAY, LONDON, WANDSWORTH, GREATER LONDON, SW17 6AD | £425,000 | 31/10/2023 | Flat |
| 10 MORING ROAD, TOOTING, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DL | £890,000 | 27/10/2023 | Flat |
| 203 MASSINGBERD WAY, LONDON, WANDSWORTH, GREATER LONDON, SW17 6AQ | £525,000 | 20/10/2023 | Flat |
| 35 ELDERFIELD PLACE, LONDON, WANDSWORTH, GREATER LONDON, SW17 6EB | £505,000 | 13/10/2023 | Flat |
| 125 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DX | £660,000 | 05/10/2023 | Flat |
| 21B MORING ROAD, TOOTING, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DN | £370,000 | 22/09/2023 | Flat |
| 14 MOLYNEUX DRIVE, LONDON, WANDSWORTH, GREATER LONDON, SW17 6BA | £415,000 | 25/08/2023 | Flat |
| 47 MANTILLA ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW17 8DY | £625,000 | 11/08/2023 | Flat |

**Area average:** £512,513 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [West Drive, London, SW16](http://87.117.209.195:8080/listings/ccb3369) | £400,000 | 2 | Flat | 0.41 mi |

## Capital growth trend

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

- **5y growth:** -3.3%
- **10y growth:** 13.9%

## House Price Index (HM Land Registry)

*Official index for Wandsworth; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.4%
- **5y growth (index):** -1.4%
- **10y growth (index):** -7.5%

## Rental Range

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

- **Low:** £2,339/mo
- **Realistic:** £2,599/mo
- **Optimistic:** £2,859/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 Terraced House, Coteford St, SW17 | £2,250/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.4×
- **Monthly cashflow:** £-1,341/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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 | 234 |
| Anti-social behaviour | 171 |
| Vehicle crime | 55 |
| Other theft | 48 |
| Shoplifting | 46 |
| Public order | 42 |
| Theft from the person | 29 |
| Burglary | 24 |
| Drugs | 21 |
| Robbery | 19 |
| Bicycle theft | 14 |
| Possession of weapons | 9 |
| Other crime | 4 |
| Criminal damage and arson | 2 |
| **Total incidents** | **718** |

*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 |
|------|------|----------|--------|
| Hillbrook School | Primary | 0.3 miles | Good — 17 Jul 2024 |
| Franciscan Primary School | Primary | 0.3 miles | Good — 24 Apr 2024 |
| Tooting Primary School | Primary | 0.4 miles | Outstanding — 11 Sep 2015 |
| Graveney School | Secondary | 0.4 miles | Outstanding — 1 Mar 2023 |
| Furzedown Primary School | Primary | 0.4 miles | Good — 29 Jun 2013 |