Sold STC Terraced

85 HAMILTON ROAD

LONDON, GREATER LONDON SE27 9RZ

3 beds 1 baths 88 m² Listed 14 May 2021 (-1906d)

£650,000

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Property details

Floor area

88 m²

EPC rating

D

Last sold

£650,000 Aug 2021

Price per m²

£7,386/m²

Local average

£668,403 (-2.8%)

Deprivation

Decile 3 (6,997 of 33,755)

Street crime

501 incidents within 1 mile (May 2026)

Key features

  • Terraced period family home with plenty of original features
  • Three bedrooms and flexible work from home space
  • Bright dual aspect reception and dining room
  • Front garden and larger than average private rear garden with shed
  • Family bathroom
  • Potential to extend in loft and side return (subject to planning permission)
  • Ideally located just minutes from local schools, West Dulwich amenities and both West Norwood and Gipsy Hill

Additional details

Garden
Yes

Description

This fantastic period family home boasts bright living spaces, a larger than average rear garden with shed and a bright, double aspect reception and dining room. The property offers potential to extend (STPP) and is ideally located, just minutes from local schools and both West Dulwich and both Gipsy Hill and West Norwood.

This prime period terraced property comes to the market benefitting from original features and a well designed layout throughout. Providing bright, dual aspect reception and dining rooms, the property provides under stairs storage and a spacious hallway. Offering a separate kitchen and dining area to the rear, the property also benefits from a private rear garden that is ideal for summer BBQ's and al fresco dining. Benefitting from three bedrooms, a family bathroom and scope to extend (STPP), this fantastic family home must be viewed to be fully appreciated, so early viewings are advised!

Hamilton Road is a quiet residential road that is ideally located, close to many excellent local schools and a short journey from Dulwich and Crystal Palace parks. The area also offers some hidden gems for locals, including the Gipsy Hill brewery, London Beer Factory, Paxton Pub and West Norwood picturehouse cinema. West Dulwich amenities are coveniently close by, as well as both Gipsy Hill and West Norwood. Gipsy Hill, West Norwood and West Dulwich stations are all nearby as well as buses to Central and West London.

Listed by

West Dulwich

Petermans

Reference: 106933784

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/05/2021

Expiry date: 12/05/2031

Current heating cost: £736/year

Potential heating cost: £501/year

Est. upgrade cost to C: £22,585

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (suspended floor) (£800 - £1,200)
  • Low energy lighting for all fixed outlets (£85)
  • Solar water heating (£4,000 - £6,000)
  • High performance external doors (£3,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #84783

Property Details

Street: 85 Hamilton Road

Town: London

Postcode: SE27 9RZ

Installation Details

Items: 7 windows and 2 doors

Certificate Issued: 15/10/2002

Work Completed: 26/07/2002

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

165% since 2009

Event Date Price % change
Sold 26/08/2021 (4 years ago) £650,000 +165.3%
Sold 10/07/2009 (17 years ago) £245,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
163 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PR £762,500 19/12/2025 Terraced
112 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PT £390,000 19/12/2025 Terraced
37 CLIVE ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8DA £1,120,000 29/08/2025 Terraced
41 CLIVE ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8DA £1,164,660 08/08/2025 Terraced
103 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PY £720,000 28/03/2025 Terraced
171 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PR £740,000 09/11/2023 Terraced
96 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PT £718,000 06/11/2023 Terraced
17 CLIVE ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8DA £625,000 04/10/2023 Terraced
97 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PY £700,000 13/07/2023 Terraced
31 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PY £690,000 14/06/2023 Terraced
49 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PY £965,000 28/04/2023 Terraced
85 CLIVE ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8DB £810,000 13/12/2022 Terraced
164 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PT £515,000 12/12/2022 Terraced
120 ROMMANY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9PT £645,499 24/11/2022 Terraced
157 SOUTH CROXTED ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8AX £1,150,000 04/11/2022 Terraced
130 GIPSY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9RE £711,000 28/10/2022 Terraced
5 CHALFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8BX £775,000 22/09/2022 Terraced
21 ST LOUIS ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9QN £545,000 09/09/2022 Terraced
142 GIPSY ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9RE £375,000 01/08/2022 Terraced
7 CHALFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SE21 8BX £693,550 15/07/2022 Terraced

Area average: £740,760 (20 sales)

Capital growth trend

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

5y growth 11.1%
10y growth -4.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Lambeth. Series: Terraced. As of April 2026.

1y (index) 2.6%
5y (index) 3.8%
10y (index) 11.7%

Rental Range

Estimated market rent for Lambeth. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,271/mo
Realistic £2,523/mo
Optimistic £2,775/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Cambridge: £1,122/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE27 9RZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Bus stop Hail & Ride Rommany Road 0.1 miles
Shop Unknown 0.1 miles
Shop No Problem Technologies 0.2 miles
Train station Gipsy Hill 0.5 miles
Train station Sydenham Hill 0.5 miles
Hospital British Home & Hospital for Incurables 0.8 miles
Hospital King's College Hospital Emergency Department 2.7 miles
University University of Wales Trinity Saint David London Campus 3.6 miles
University Horton Halls Reception 3.8 miles

Street-level crime

Category Count
Anti-social behaviour 139
Violence and sexual offences 134
Vehicle crime 56
Shoplifting 40
Other theft 34
Drugs 22
Burglary 16
Public order 16
Robbery 13
Bicycle theft 11
Theft from the person 11
Other crime 6
Possession of weapons 3
Total incidents 501

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. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Kingswood Primary School Primary 0.2 miles — (Inspected (no overall grade))
Elm Wood School Primary 0.2 miles Good — 7 Nov 2019
Kingsdale Foundation School Secondary 0.4 miles Outstanding — 23 May 2023
St Luke's Church of England Primary School Primary 0.4 miles Good — 6 Jul 2023
Dulwich Wood Primary School Primary 0.4 miles Good — 8 Sep 2022

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
3 Bed Flat, South Croxted Road, SE21 £2,650/mo 3 0.24 miles OpenRent

Average rent: £2,650/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%
Max investor price (0.8%) £331,250
Target investor price (1%) £265,000
Gross yield 4.9%
Cost-to-rent ratio 20.4×
Monthly cashflow £-200/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -1.3%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).