Sold Flat

40A

LEIGHAM VALE, LONDON, GREATER LONDON SW16 2JQ

1 beds 1 baths 614 sq ft Listed 23 Sep 2025 (-244d)

£300,000

Reduced on 27 Oct 2025

Save

# 1 bedroom flat for sale (SW16 2JQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40A, LEIGHAM VALE, LONDON, GREATER LONDON SW16 2JQ |
| Price | £300,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 57 m² |
| Last sold | £340,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £434/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9300-2725-1490-2604-0371)

## Description

Set within a Victorian conversion, this beautifully presented split-level one-bedroom flat offers a perfect blend of period character and modern living.

Located on the top floor, the property boasts an open-plan living area with a contemporary kitchen, one double bedroom and a modern bathroom. Perfectly positioned just a short walk from both Tulse Hill and Streatham Hill stations, offering excellent transport links into Central London.

## Property Photos

- ![Picture No. 21](/listings/photos/167325635/528630) - Picture No. 21
- ![Picture No. 11](/listings/photos/167325635/528631) - Picture No. 11
- ![Picture No. 27](/listings/photos/167325635/528632) - Picture No. 27
- ![Picture No. 23](/listings/photos/167325635/528633) - Picture No. 23
- ![Picture No. 25](/listings/photos/167325635/528634) - Picture No. 25
- ![Picture No. 28](/listings/photos/167325635/528635) - Picture No. 28
- ![Picture No. 26](/listings/photos/167325635/528636) - Picture No. 26
- ![Picture No. 19](/listings/photos/167325635/528637) - Picture No. 19
- ![Picture No. 30](/listings/photos/167325635/528639) - Picture No. 30

## Floorplans

- ![Floorplan](/listings/photos/167325635/528640) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/167325635/528644) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40A LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £340,000 | 03/01/2025 | Flat |
| 40A LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £210,000 | 02/03/2012 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 71B - 71C BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BJ | £300,000 | 06/03/2026 | Flat |
| 46 FIRST FLOOR FLAT AT KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JX | £435,000 | 02/03/2026 | Flat |
| 7 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JJ | £345,000 | 19/12/2025 | Flat |
| 87 SECOND FLOOR FLAT 3 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JG | £279,000 | 19/12/2025 | Flat |
| 74 - 76 FLAT 3 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JX | £395,000 | 19/12/2025 | Flat |
| 91 FLAT 4 GLENNIE ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LX | £325,000 | 27/11/2025 | Flat |
| 66 FLAT 3 MOUNT NOD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LP | £450,000 | 19/11/2025 | Flat |
| 11 FLAT 1 KINGSMEAD ROAD, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3HY | £600,000 | 15/08/2025 | Flat |
| THURLOW TOWERS FLAT 3 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JY | £340,000 | 21/07/2025 | Flat |
| 67 FLAT 1 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JG | £470,000 | 14/07/2025 | Flat |
| 72 FLAT D BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BT | £331,500 | 11/07/2025 | Flat |
| 75 FLAT 7 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JN | £216,300 | 11/09/2024 | 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 |
| FLAT 2, 33 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JH | £412,500 | 13/12/2023 | Flat |
| [Same street] 55 FIRST FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £550,000 | 11/12/2023 | Flat |
| 83 FIRST FLOOR FLAT 3 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BJ | £403,000 | 17/11/2023 | Flat |
| 68 MOUNT NOD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LP | £450,000 | 01/11/2023 | Flat |
| 87 FLAT 1 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BJ | £450,000 | 20/10/2023 | Flat |
| PEMBROKE LODGE, 149 FLAT 20 LEIGHAM COURT ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 2NX | £360,000 | 19/10/2023 | Flat |
| TRAEMORE COURT, 81 FLAT 3 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JW | £330,000 | 17/10/2023 | Flat |
| THURLOW TOWERS FLAT 11 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JY | £375,000 | 29/09/2023 | Flat |
| PEMBROKE LODGE, 149 FLAT 14 LEIGHAM COURT ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 2NX | £372,500 | 15/09/2023 | Flat |
| [Same street] 56 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £940,000 | 08/12/2022 | Terraced |
| [Same street] 55 GROUND FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ | £460,000 | 18/11/2022 | Flat |
| [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:** £615,471 (7 sales)
**Area average:** £381,990 (20 sales)

## Price vs local average

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

- **Local average:** £388,412 (151 Flat, SW16, 2024–2026)
- **Deviation:** -22.8%

## 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):** £648/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 |
|------|------|------|------|------|
| Studio Flat, Knollys Road, SW16 | £1,300/mo | 1 | 0.18 miles | OpenRent |
| 1 Bed Flat, Milford Mews, SW16 | £1,450/mo | 1 | 0.29 miles | OpenRent |
| Studio Flat, Palace Road, SW2 | £1,060/mo | 1 | 0.33 miles | OpenRent |
| 1 Bed Flat, Palace Road, SW2 | £1,800/mo | 1 | 0.34 miles | OpenRent |
| Studio Flat, London, SE27 | £1,350/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, Christchurch Road, SW2 | £1,700/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Flat, Leigham Court Road, SW16 | £1,500/mo | 1 | 0.48 miles | OpenRent |

**Average rent: £1,451/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £99/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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:** £5,263/m²

## Capital growth trend

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

- **5y growth:** 8.6%
- **10y growth:** 0.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.9%
- **5y growth (index):** -6.2%
- **10y growth (index):** -0.6%

## 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)

Picture No. 21 Picture No. 11 Picture No. 27 Picture No. 23 Picture No. 25 Picture No. 28 Picture No. 26 Picture No. 19 Picture No. 30

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Property details

Tenure

LEASEHOLD

Floor area

57 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£340,000 Jan 2025

Price per m²

£5,263/m²

Local average

£388,412 (-22.8%)

Deprivation

Decile 7 (20,670 of 33,755)

Street crime

687 incidents within 1 mile (Mar 2026)

Key features

One double bedroom
Victorian conversion
Modern finish
Excellent transport links
Close to amenities
Chain free
EPC rating D

Description

Set within a Victorian conversion, this beautifully presented split-level one-bedroom flat offers a perfect blend of period character and modern living.

Located on the top floor, the property boasts an open-plan living area with a contemporary kitchen, one double bedroom and a modern bathroom. Perfectly positioned just a short walk from both Tulse Hill and Streatham Hill stations, offering excellent transport links into Central London.

Listed by

Streatham

The Lomond Group

Reference: 167325635

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 05/11/2024

Current heating cost: £434/year

Potential heating cost: £284/year

Est. upgrade cost to C: £9,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

62% since 2012

Event	Date	Price	% change
Sold	03/01/2025 (1 year ago)	£340,000	+61.9%
Sold	02/03/2012 (14 years ago)	£210,000	—

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
71B - 71C BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BJ	£300,000	06/03/2026	Flat
46 FIRST FLOOR FLAT AT KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JX	£435,000	02/03/2026	Flat
7 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JJ	£345,000	19/12/2025	Flat
87 SECOND FLOOR FLAT 3 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JG	£279,000	19/12/2025	Flat
74 - 76 FLAT 3 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JX	£395,000	19/12/2025	Flat
91 FLAT 4 GLENNIE ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0LX	£325,000	27/11/2025	Flat
66 FLAT 3 MOUNT NOD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LP	£450,000	19/11/2025	Flat
11 FLAT 1 KINGSMEAD ROAD, TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3HY	£600,000	15/08/2025	Flat
THURLOW TOWERS FLAT 3 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JY	£340,000	21/07/2025	Flat
67 FLAT 1 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JG	£470,000	14/07/2025	Flat
72 FLAT D BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BT	£331,500	11/07/2025	Flat
75 FLAT 7 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JN	£216,300	11/09/2024	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
FLAT 2, 33 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JH	£412,500	13/12/2023	Flat
Same street 55 FIRST FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£550,000	11/12/2023	Flat
83 FIRST FLOOR FLAT 3 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BJ	£403,000	17/11/2023	Flat
68 MOUNT NOD ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2LP	£450,000	01/11/2023	Flat
87 FLAT 1 BROXHOLM ROAD, LONDON, LAMBETH, GREATER LONDON, SE27 0BJ	£450,000	20/10/2023	Flat
PEMBROKE LODGE, 149 FLAT 20 LEIGHAM COURT ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 2NX	£360,000	19/10/2023	Flat
TRAEMORE COURT, 81 FLAT 3 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JW	£330,000	17/10/2023	Flat
THURLOW TOWERS FLAT 11 KNOLLYS ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2JY	£375,000	29/09/2023	Flat
PEMBROKE LODGE, 149 FLAT 14 LEIGHAM COURT ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 2NX	£372,500	15/09/2023	Flat
Same street 56 LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£940,000	08/12/2022	Terraced
Same street 55 GROUND FLOOR FLAT LEIGHAM VALE, LONDON, LAMBETH, GREATER LONDON, SW16 2JQ	£460,000	18/11/2022	Flat
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: £615,471 (7 sales)

Area average: £381,990 (20 sales)

Capital growth trend

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

5y growth 8.6%

10y growth 0.5%

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

1y (index) -3.9%

5y (index) -6.2%

10y (index) -0.6%

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: £648/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	Hail & Ride Royal Circus	0.2 miles
Bus stop	Leigham Court Road / Valley Road	0.2 miles
Shop	Budgens	0.2 miles
Train station	West Norwood	0.5 miles
Train station	Tulse Hill	0.5 miles
Hospital	British Home & Hospital for Incurables	0.9 miles
Hospital	King's College Hospital Emergency Department	2.5 miles
University	Horton Halls Reception	2.8 miles
University	University of Wales Trinity Saint David London Campus	3.1 miles

Street-level crime

Category	Count
Violence and sexual offences	181
Anti-social behaviour	161
Other theft	68
Shoplifting	50
Vehicle crime	49
Criminal damage and arson	39
Public order	32
Burglary	23
Drugs	23
Robbery	20
Theft from the person	20
Bicycle theft	8
Other crime	8
Possession of weapons	5
Total incidents	687

Within 1 mile during Mar 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	0.1 miles	— (Inspected (no overall grade))
Dunraven School	Other	0.3 miles	Good — 14 Jun 2023
Streatham Wells Primary	Primary	0.4 miles	Outstanding — 14 Mar 2024
The Livity School	Other	0.4 miles	Good — 13 Feb 2013
Julian's School	Primary	0.5 miles	Good — 15 Jan 2018

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
Studio Flat, Knollys Road, SW16	£1,300/mo	1	0.18 miles	OpenRent
1 Bed Flat, Milford Mews, SW16	£1,450/mo	1	0.29 miles	OpenRent
Studio Flat, Palace Road, SW2	£1,060/mo	1	0.33 miles	OpenRent
1 Bed Flat, Palace Road, SW2	£1,800/mo	1	0.34 miles	OpenRent
Studio Flat, London, SE27	£1,350/mo	1	0.37 miles	OpenRent
1 Bed Flat, Christchurch Road, SW2	£1,700/mo	1	0.42 miles	OpenRent
1 Bed Flat, Leigham Court Road, SW16	£1,500/mo	1	0.48 miles	OpenRent

Average rent: £1,451/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 5.8%

Cost-to-rent ratio 17.2×

Monthly cashflow £99/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.4%

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).