# 3 bedroom terraced house for sale (SE27 9RZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 HAMILTON ROAD, LONDON, GREATER LONDON SE27 9RZ |
| Price | £650,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £650,000 Aug 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/05/2031
- **Current heating cost:** £736/year
- **Est. upgrade cost to C:** £22,585

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£85)
- N (£4,000 - £6,000)
- X (£3,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8239-0325-9000-0227-6296)

## 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.

## Property Photos

- ![Picture No. 05](/listings/photos/106933784/1640624) - Picture No. 05
- ![Picture No. 02](/listings/photos/106933784/1640625) - Picture No. 02
- ![Picture No. 12](/listings/photos/106933784/1640626) - Picture No. 12
- ![Picture No. 03](/listings/photos/106933784/1640627) - Picture No. 03
- ![Picture No. 09](/listings/photos/106933784/1640628) - Picture No. 09
- ![Picture No. 10](/listings/photos/106933784/1640629) - Picture No. 10
- ![Picture No. 11](/listings/photos/106933784/1640630) - Picture No. 11
- ![Picture No. 13](/listings/photos/106933784/1640631) - Picture No. 13
- ![Picture No. 14](/listings/photos/106933784/1640632) - Picture No. 14
- ![Picture No. 15](/listings/photos/106933784/1640633) - Picture No. 15
- ![Picture No. 17](/listings/photos/106933784/1640634) - Picture No. 17
- ![Picture No. 19](/listings/photos/106933784/1640635) - Picture No. 19
- ![Picture No. 20](/listings/photos/106933784/1640636) - Picture No. 20
- ![Picture No. 21](/listings/photos/106933784/1640637) - Picture No. 21
- ![Picture No. 04](/listings/photos/106933784/1640638) - Picture No. 04
- ![Picture No. 01](/listings/photos/106933784/1640639) - Picture No. 01

## Floorplans

- ![Floorplan](/listings/photos/106933784/1640640) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/106933784/1640641) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #84783
- **Address:** 85 Hamilton Road, London, SE27 9RZ
- **Certificate Issued:** 15/10/2002
- **Work Completed:** 26/07/2002
- **Items:** 7 window(s), 2 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 HAMILTON ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9RZ | £650,000 | 26/08/2021 | Terraced |
| 85 HAMILTON ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 9RZ | £245,000 | 10/07/2009 | Terraced |

## Sold Comparables

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

| 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)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £668,403 (31 Terraced, SE27, 2024–2026)
- **Deviation:** -2.8%

## Rental Range

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

- **Low:** £2,271/mo
- **Realistic:** £2,523/mo
- **Optimistic:** £2,775/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,122/mo

## 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)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £331,250
- **Target investor price (1%):** £265,000

*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 £2,650/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.4×
- **Monthly cashflow:** £-200/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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).*

## Price per Square Metre

- **£/m²:** £7,386/m²

## Capital growth trend

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

- **5y growth:** 11.1%
- **10y growth:** -4.8%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Terraced series; as of April 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 3.8%
- **10y growth (index):** 11.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)