# 1A GIBSON ROAD, LONDON, LAMBETH, GREATER LONDON, SE11 6PU

## Property details

- Slug: `ff3681b` (address key hash: `ff3681bcaf2c3e684d35973d537c8b02c4b06ac6`)
- Postcode: SE11 6PU
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 91 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £690,500 Feb 2026
- Price per m²: £7,588/m²
- Local average: £595,467 (52 sales)
- Street crime: 2062 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £690,500
- Date: 2026-02-13
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £434/year
- **Est. upgrade cost to C:** £155

### Recommendations
- F (£130 - £180)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9350-2513-1590-2025-3721)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £690,500 | Flat | +3.8% | £691,972 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-a9ba-d8ea-e063-4704a8c0bf7d) |
| Sold | 2015-06-29 | £665,000 | Flat | — | £708,730 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/23b6165e-f331-fcf4-e050-a8c0620577fa) |

*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 |
|---------|-------|------|------|
| 1A GIBSON ROAD, LONDON, LAMBETH, GREATER LONDON, SE11 6PU | £690,500 | 13/02/2026 | Flat |
| 1A GIBSON ROAD, LONDON, LAMBETH, GREATER LONDON, SE11 6PU | £665,000 | 29/06/2015 | Flat |

## Historic listings

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

- Matched listing: [167301545](http://87.117.209.195:8080/listings/f607e3b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £690,500 |
| listed | 2025-09-23 | £695,000 |
| sold | 2015-01-01 | £665,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 SAPERTON WALK, LONDON, LAMBETH, GREATER LONDON, SE11 6NP | £325,000 | 30/10/2023 | Flat |
| 79 NEWPORT STREET, LONDON, LAMBETH, GREATER LONDON, SE11 6AH | £325,000 | 07/07/2023 | Flat |
| ARUNDEL COURT, 126 FLAT 3 LAMBETH WALK, LONDON, LAMBETH, GREATER LONDON, SE11 6AZ | £712,000 | 16/12/2022 | Flat |
| 19 APARTMENT 1 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £780,000 | 14/12/2022 | Flat |
| 17 SAPERTON WALK, LONDON, LAMBETH, GREATER LONDON, SE11 6NP | £334,044 | 18/11/2022 | Flat |
| 11 APARTMENT 8 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £780,000 | 27/10/2022 | Flat |
| 14 STOUGHTON CLOSE, LONDON, LAMBETH, GREATER LONDON, SE11 6EF | £332,500 | 24/10/2022 | Flat |
| 51 NEWPORT STREET, LONDON, LAMBETH, GREATER LONDON, SE11 6AH | £330,000 | 23/09/2022 | Flat |
| 3 INGRAM CLOSE, LONDON, LAMBETH, GREATER LONDON, SE11 6NN | £310,000 | 09/08/2022 | Flat |
| 96A LOLLARD STREET, LONDON, LAMBETH, GREATER LONDON, SE11 6PX | £610,000 | 14/07/2022 | Flat |
| 3 APARTMENT 1 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £560,000 | 27/05/2022 | Flat |
| 21 APARTMENT G03 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £645,000 | 11/04/2022 | Flat |
| 20 APARTMENT 2 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £813,000 | 11/04/2022 | Flat |
| 7 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £971,500 | 06/01/2022 | Flat |
| 11 APARTMENT 4 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £1,300,000 | 13/12/2021 | Flat |
| 84 APARTMENT 303 LOLLARD STREET, LONDON, LAMBETH, GREATER LONDON, SE11 6PX | £723,850 | 15/10/2021 | Flat |
| 4 APARTMENT 5 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £970,000 | 30/09/2021 | Flat |
| 17 APARTMENT 3 CABANEL PLACE, LONDON, LAMBETH, GREATER LONDON, SE11 6BD | £625,000 | 25/06/2021 | Flat |

**Area average:** £635,939 (18 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Westminster Green, Dean Ryle St., SW1P](http://87.117.209.195:8080/listings/b59e5de) | £575,000 | 1 | Flat | 0.49 mi |
| [Thames City, Carnation Way, London SW8](http://87.117.209.195:8080/listings/4708a3a) | £1,395,000 | 3 | Flat | 0.83 mi |

## Capital growth trend

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

- **5y growth:** 20.1%
- **10y growth:** 0.7%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.5%
- **5y growth (index):** -8.3%
- **10y growth (index):** -2.6%

## Rental Range

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

- **Low:** £2,276/mo
- **Realistic:** £2,529/mo
- **Optimistic:** £2,782/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (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 Flat, Lollard Street, SE11 | £2,750/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, Black Prince Road, SE1 | £2,750/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Salamanca Place, SE1 | £2,700/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Albert Embankment, SE1 | £4,500/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Kennington Lane, SE11 | £6,000/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £3,740/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £343,750
- **Target investor price (1%):** £275,000

*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 £2,750/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.9×
- **Monthly cashflow:** £-269/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.6%

*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 | 417 |
| Anti-social behaviour | 408 |
| Theft from the person | 377 |
| Other theft | 218 |
| Shoplifting | 131 |
| Public order | 125 |
| Robbery | 84 |
| Criminal damage and arson | 76 |
| Drugs | 69 |
| Burglary | 54 |
| Bicycle theft | 46 |
| Vehicle crime | 30 |
| Possession of weapons | 14 |
| Other crime | 13 |
| **Total incidents** | **2062** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Walnut Tree Walk Primary School | Primary | 0.2 miles | Good — 27 Nov 2014 |
| Vanguard School | Other | 0.2 miles | Requires improvement — 26 Jan 2023 |
| Ethelred Nursery School and Children's Centre | Nursery | 0.2 miles | Outstanding — 5 Feb 2015 |
| The Marine Society College of the Sea | Other | 0.2 miles | — (No rating) |
| Octavia House Schools, London | Other | 0.2 miles | Outstanding — 28 Nov 2022 |