Sold STC Terraced

56 LEIGHAM VALE

LONDON, GREATER LONDON SW16 2JQ

4 beds 2 baths 154 m² Listed 6 May 2022 (-1501d)

£950,000

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# 4 bedroom terraced house for sale (SW16 2JQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 56 LEIGHAM VALE, LONDON, GREATER LONDON SW16 2JQ |
| Price | £950,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £940,000 Dec 2022 |

## Description

Occupied by the current owners for many years is this charming four bedroom mid-terrace Victorian period house. The house is arranged over three floors with in excess of 2000 sq ft of versatile living and offers the potential (STPP) for further reconfiguration/extension. Highlights on the ground floor include a particularly light and airy front sitting room, a spacious dining area and eat-in kitchen leading out to a wonderfully large and mature private garden with outbuilding and sunny aspect. The first floor offers three ample sized double bedrooms and a family bath/shower room, and a further double bedroom and bathroom can be found on the top level. On the very top floor you will find a fabulous loft storage room with much potential.

Leigham Vale is enviably located just a short stroll away from three stations (Tulse Hill 0.6m, Streatham Hill 0.7m, West Norwood 1m), and is also just 400 metres from the highly sought-after Dunraven secondary school. Hitherfield and Streatham Wells primary schools are just yards away.

## Property Photos

- ![Picture No. 15](/listings/photos/123112739/528652) - Picture No. 15
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## Floorplans

- ![Floorplan](/listings/photos/123112739/528676) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/123112739/528680) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £940,000 | 08/12/2022 | 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 |
|---------|-------|------|------|
| 7 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LW | £1,377,500 | 16/01/2026 | Terraced |
| 35 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LW | £1,008,000 | 13/11/2025 | Terraced |
| 105 KINGSMEAD ROAD, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3HZ | £1,075,000 | 05/08/2025 | Terraced |
| 246 BARCOMBE AVENUE, STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BE | £650,000 | 04/07/2025 | Terraced |
| 246 BARCOMBE AVENUE, STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BE | £650,000 | 04/07/2025 | Terraced |
| [Same street] 40A LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £340,000 | 03/01/2025 | Flat |
| [Same street] 52 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £940,000 | 26/07/2024 | Terraced |
| [Same street] 40 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £500,000 | 15/03/2024 | Flat |
| 11 GLENNIE ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LX | £940,000 | 19/12/2023 | Terraced |
| 22 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LZ | £677,500 | 15/12/2023 | Terraced |
| [Same street] 55 FIRST FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £550,000 | 11/12/2023 | Flat |
| 6 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JZ | £960,000 | 28/07/2023 | Terraced |
| 31 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LW | £925,000 | 21/12/2022 | Terraced |
| [Same street] 55 GROUND FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £460,000 | 18/11/2022 | Flat |
| 92 HILLSIDE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3HP | £650,000 | 04/11/2022 | Terraced |
| 27 GLENNIE ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LX | £635,661 | 19/08/2022 | Terraced |
| 7 TREDWELL CLOSE, LONDON, LAMBETH, GREATER LONDON, SW2 3TL | £455,000 | 05/07/2022 | Terraced |
| 56 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LN | £685,000 | 30/06/2022 | Terraced |
| 30 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LZ | £746,904 | 30/06/2022 | Terraced |
| 75A KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JN | £680,000 | 10/06/2022 | Terraced |
| 75B KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JN | £692,000 | 26/05/2022 | Terraced |
| 15 STOCKFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LU | £1,180,000 | 29/04/2022 | Terraced |
| 57 KINGSMEAD ROAD, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3HY | £1,250,000 | 12/04/2022 | Terraced |
| 2 TREDWELL CLOSE, LONDON, LAMBETH, GREATER LONDON, SW2 3TL | £431,500 | 04/02/2022 | Terraced |
| 224 GROUND FLOOR FLAT AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3BL | £340,000 | 04/01/2022 | Terraced |
| [Same street] 54 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £875,000 | 08/12/2021 | Terraced |
| [Same street] 45 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £43,300 | 02/09/2021 | Other |

**Street average:** £529,757 (7 sales)
**Area average:** £800,453 (20 sales)

## Price vs local average

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

- **Local average:** £679,399 (67 Terraced, SW16, 2024–2026)
- **Deviation:** +39.8%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £316,125
- **Target investor price (1%):** £252,900

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 11.2%
- **10y growth:** 29.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 2.7%
- **10y growth (index):** 11.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

154 m²

Last sold

£940,000 Dec 2022

Local average

£679,399 (+39.8%)

Deprivation

Decile 7 (20,670 of 33,755)

Street crime

694 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Listed by

Balham

Countrywide John D Wood & Co. Sales - Connells

Reference: 123112739

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	08/12/2022 (3 years ago)	£940,000	—

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
7 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LW	£1,377,500	16/01/2026	Terraced
35 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LW	£1,008,000	13/11/2025	Terraced
105 KINGSMEAD ROAD, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3HZ	£1,075,000	05/08/2025	Terraced
246 BARCOMBE AVENUE, STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BE	£650,000	04/07/2025	Terraced
246 BARCOMBE AVENUE, STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BE	£650,000	04/07/2025	Terraced
Same street 40A LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£340,000	03/01/2025	Flat
Same street 52 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£940,000	26/07/2024	Terraced
Same street 40 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£500,000	15/03/2024	Flat
11 GLENNIE ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LX	£940,000	19/12/2023	Terraced
22 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LZ	£677,500	15/12/2023	Terraced
Same street 55 FIRST FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£550,000	11/12/2023	Flat
6 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JZ	£960,000	28/07/2023	Terraced
31 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LW	£925,000	21/12/2022	Terraced
Same street 55 GROUND FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£460,000	18/11/2022	Flat
92 HILLSIDE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3HP	£650,000	04/11/2022	Terraced
27 GLENNIE ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LX	£635,661	19/08/2022	Terraced
7 TREDWELL CLOSE, LONDON, LAMBETH, GREATER LONDON, SW2 3TL	£455,000	05/07/2022	Terraced
56 HITHERFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LN	£685,000	30/06/2022	Terraced
30 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LZ	£746,904	30/06/2022	Terraced
75A KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JN	£680,000	10/06/2022	Terraced
75B KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JN	£692,000	26/05/2022	Terraced
15 STOCKFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LU	£1,180,000	29/04/2022	Terraced
57 KINGSMEAD ROAD, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3HY	£1,250,000	12/04/2022	Terraced
2 TREDWELL CLOSE, LONDON, LAMBETH, GREATER LONDON, SW2 3TL	£431,500	04/02/2022	Terraced
224 GROUND FLOOR FLAT AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3BL	£340,000	04/01/2022	Terraced
Same street 54 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£875,000	08/12/2021	Terraced
Same street 45 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£43,300	02/09/2021	Other

Street average: £529,757 (7 sales)

Area average: £800,453 (20 sales)

Capital growth trend

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

5y growth 11.2%

10y growth 29.7%

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

1y (index) 2.6%

5y (index) 2.7%

10y (index) 11.8%

Rental Range

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

Low £2,276/mo

Realistic £2,529/mo

Optimistic £2,782/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW16 2JQ

Nearby

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

Type	Name	Distance
Shop	Vale Newsagency	0.2 miles
Bus stop	Leigham Court Road / Valley Road	0.2 miles
Shop	Budgens	0.2 miles
Bus stop	Hail & Ride Royal Circus	0.2 miles
Train station	Tulse Hill	0.5 miles
Train station	West Norwood	0.6 miles
Hospital	British Home & Hospital for Incurables	0.9 miles
Hospital	King's College Hospital Emergency Department	2.5 miles
University	Horton Halls Reception	2.7 miles
University	University of Wales Trinity Saint David London Campus	3.1 miles

Street-level crime

Category	Count
Violence and sexual offences	177
Anti-social behaviour	176
Shoplifting	60
Vehicle crime	52
Public order	48
Other theft	39
Criminal damage and arson	30
Burglary	27
Theft from the person	21
Robbery	20
Drugs	19
Bicycle theft	10
Other crime	8
Possession of weapons	7
Total incidents	694

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Hitherfield Primary School	Primary	0.0 miles	— (Inspected (no overall grade))
Dunraven School	Other	0.3 miles	Good — 14 Jun 2023
Streatham Wells Primary	Primary	0.3 miles	Outstanding — 14 Mar 2024
The Livity School	Other	0.4 miles	Good — 13 Feb 2013
Fenstanton Primary School	Primary	0.5 miles	Requires improvement — 5 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.27%

Max investor price (0.8%) £316,125

Target investor price (1%) £252,900

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).