Sold STC Flat

70C

HACKFORD ROAD, LONDON, GREATER LONDON SW9 0RG

2 beds 65 m² Listed 2 Jan 2024 (-942d)

£485,000

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# 2 bedroom apartment for sale (SW9 0RG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 70C, HACKFORD ROAD, LONDON, GREATER LONDON SW9 0RG |
| Price | £485,000 |
| Bedrooms | 2 |
| Council tax | D |
| Last sold | £495,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/07/2033
- **Est. upgrade cost to C:** £14,125

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1337-7623-9200-0278-8292)

## Description

Upon entering, you are welcomed by a spacious and light-filled living area, ideal for relaxing or entertaining guests. The well-equipped kitchen provides a convenient space for culinary adventures, complete with modern appliances and ample storage.

Situated in a quiet neighbourhood, this property offers a peaceful environment away from the hustle and bustle of city life. With its prime location, residents can enjoy easy access to local amenities, including shops, restaurants, and transport links.

Location:

Hackford Road is neatly nestled between Clapham Road and Brixton Road where plenty of local amenities can be found such as coffee shops and restaurants. The flat is very well located to transport links including Oval and Stockwell Underground Stations and an abundance of bus routes to take you all over London.

Directions:

Stockwell Underground Station (Victoria & Northern Line) is approximately 0.6 miles away. Oval Underground Station (Northern Line) is also approximately 0.6 miles away. The area also offers a frequent bus service from Both Brixton Road and Clapham Road into Central London and the city.

## Property Photos

- ![Picture No. 16](/listings/photos/143301818/1119965) - Picture No. 16
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- ![Picture No. 01](/listings/photos/143301818/1119970) - Picture No. 01
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- ![Picture No. 13](/listings/photos/143301818/1119981) - Picture No. 13

## Floorplans

- ![Floorplan](/listings/photos/143301818/1119982) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/143301818/1119983) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 70C HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £495,000 | 04/07/2024 | Flat |
| 70C HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £92,000 | 12/11/1999 | 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 |
|---------|-------|------|------|
| 25C MORAT STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0RJ | £578,500 | 16/12/2025 | Flat |
| 92B HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RD | £445,000 | 12/12/2025 | Flat |
| CAUSTON HOUSE, 13 FLAT 407 PRINTERS ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0BG | £540,000 | 04/12/2025 | Flat |
| NIGHTINGALE HOUSE, 29 FLAT 21 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB | £300,000 | 27/11/2025 | Flat |
| 3 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NS | £675,000 | 25/07/2025 | Flat |
| 95 LIBERTY STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0EF | £370,000 | 13/03/2025 | Flat |
| 43 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NR | £507,000 | 28/01/2025 | Flat |
| [Same street] 78C HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £520,000 | 17/06/2024 | Flat |
| [Same street] 86A HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £501,000 | 15/01/2024 | Flat |
| 124 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NU | £685,000 | 27/10/2023 | Flat |
| 2 LAVENDER SQUARE, LONDON, LAMBETH, GREATER LONDON, SW9 0AY | £390,000 | 27/10/2023 | Flat |
| 49 THE SECOND FLOOR FLAT AT HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RE | £525,000 | 26/10/2023 | Flat |
| CAUSTON HOUSE, 13 FLAT G2 PRINTERS ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0BG | £535,000 | 20/10/2023 | Flat |
| 27 FLAT 11 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NG | £500,000 | 20/10/2023 | Flat |
| GRANT HOUSE, 90 FLAT 212 LIBERTY STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0BZ | £415,000 | 06/10/2023 | Flat |
| NIGHTINGALE HOUSE, 29 FLAT 11 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB | £265,000 | 22/09/2023 | Flat |
| [Same street] 68A HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £565,000 | 15/09/2023 | Flat |
| GRANT HOUSE, 90 FLAT 115 LIBERTY STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0BZ | £425,000 | 16/08/2023 | Flat |
| 66 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NR | £660,875 | 14/08/2023 | Flat |
| 98 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NT | £560,000 | 10/07/2023 | Flat |
| NIGHTINGALE HOUSE, 29 FLAT 2 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB | £259,500 | 19/05/2023 | Flat |
| NIGHTINGALE HOUSE, 29 FLAT 18 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB | £305,000 | 02/05/2023 | Flat |
| 88 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NT | £700,000 | 19/04/2023 | Flat |
| [Same street] 72B HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £499,950 | 16/09/2022 | Flat |
| [Same street] 62A HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG | £562,500 | 27/04/2022 | Flat |

**Street average:** £529,690 (5 sales)
**Area average:** £482,044 (20 sales)

## Price vs local average

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

- **Local average:** £497,653 (82 Flat, SW9, 2024–2026)
- **Deviation:** -2.5%

## 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 Inner North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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 |
|------|------|------|------|------|
| 2 Bed Flat, Knowlton House, SW9 | £2,300/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Eythorne Road, SW9 | £2,400/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £2,350/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £293,750
- **Target investor price (1%):** £235,000

*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 £2,350/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £180/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** £7,462/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:** 20.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.2%
- **5y growth (index):** -6.7%
- **10y growth (index):** -2%

## 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

SHARE_OF_FREEHOLD

Floor area

65 m²

Council tax band

EPC rating

Last sold

£495,000 Jul 2024

Price per m²

£7,462/m²

Local average

£497,653 (-2.5%)

Deprivation

Decile 4 (11,845 of 33,755)

Street crime

1864 incidents within 1 mile (May 2026)

Description

Introducing a charming and stylish upper floor apartment, offering a tranquil retreat in a sought-after location. This delightful property features two well-appointed bedrooms, perfect for individuals or small families seeking a comfortable living space. The apartment boasts a tastefully designed interior, showcasing a blend of modern aesthetics and timeless elegance.
Upon entering, you are welcomed by a spacious and light-filled living area, ideal for relaxing or entertaining guests. The well-equipped kitchen provides a convenient space for culinary adventures, complete with modern appliances and ample storage.
Situated in a quiet neighbourhood, this property offers a peaceful environment away from the hustle and bustle of city life. With its prime location, residents can enjoy easy access to local amenities, including shops, restaurants, and transport links.

Location:
Hackford Road is neatly nestled between Clapham Road and Brixton Road where plenty of local amenities can be found such as coffee shops and restaurants. The flat is very well located to transport links including Oval and Stockwell Underground Stations and an abundance of bus routes to take you all over London.

Directions:
Stockwell Underground Station (Victoria & Northern Line) is approximately 0.6 miles away. Oval Underground Station (Northern Line) is also approximately 0.6 miles away. The area also offers a frequent bus service from Both Brixton Road and Clapham Road into Central London and the city.

Listed by

Kennington Sales

Winkworth

Reference: 143301818

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 18/07/2023

Expiry date: 17/07/2033

Est. upgrade cost to C: £14,125

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

438% since 1999

Event	Date	Price	% change
Sold	04/07/2024 (2 years ago)	£495,000	+438%
Sold	12/11/1999 (26 years ago)	£92,000	—

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
25C MORAT STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0RJ	£578,500	16/12/2025	Flat
92B HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RD	£445,000	12/12/2025	Flat
CAUSTON HOUSE, 13 FLAT 407 PRINTERS ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0BG	£540,000	04/12/2025	Flat
NIGHTINGALE HOUSE, 29 FLAT 21 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB	£300,000	27/11/2025	Flat
3 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NS	£675,000	25/07/2025	Flat
95 LIBERTY STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0EF	£370,000	13/03/2025	Flat
43 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NR	£507,000	28/01/2025	Flat
Same street 78C HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG	£520,000	17/06/2024	Flat
Same street 86A HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG	£501,000	15/01/2024	Flat
124 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NU	£685,000	27/10/2023	Flat
2 LAVENDER SQUARE, LONDON, LAMBETH, GREATER LONDON, SW9 0AY	£390,000	27/10/2023	Flat
49 THE SECOND FLOOR FLAT AT HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RE	£525,000	26/10/2023	Flat
CAUSTON HOUSE, 13 FLAT G2 PRINTERS ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0BG	£535,000	20/10/2023	Flat
27 FLAT 11 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NG	£500,000	20/10/2023	Flat
GRANT HOUSE, 90 FLAT 212 LIBERTY STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0BZ	£415,000	06/10/2023	Flat
NIGHTINGALE HOUSE, 29 FLAT 11 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB	£265,000	22/09/2023	Flat
Same street 68A HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG	£565,000	15/09/2023	Flat
GRANT HOUSE, 90 FLAT 115 LIBERTY STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0BZ	£425,000	16/08/2023	Flat
66 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NR	£660,875	14/08/2023	Flat
98 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NT	£560,000	10/07/2023	Flat
NIGHTINGALE HOUSE, 29 FLAT 2 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB	£259,500	19/05/2023	Flat
NIGHTINGALE HOUSE, 29 FLAT 18 HILLYARD STREET, LONDON, LAMBETH, GREATER LONDON, SW9 0NB	£305,000	02/05/2023	Flat
88 CRANWORTH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW9 0NT	£700,000	19/04/2023	Flat
Same street 72B HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG	£499,950	16/09/2022	Flat
Same street 62A HACKFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0RG	£562,500	27/04/2022	Flat

Street average: £529,690 (5 sales)

Area average: £482,044 (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 20.3%

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

1y (index) -1.2%

5y (index) -6.7%

10y (index) -2%

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 Inner North London: £1,789/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW9 0RG

Nearby

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

Type	Name	Distance
Shop	Tesco Express	0.1 miles
Shop	Caldwell store	0.1 miles
Bus stop	Albert Square	0.1 miles
Bus stop	Hillyard Street	0.1 miles
Train station	Stockwell	0.4 miles
University	University of Wales Trinity Saint David London Campus	0.4 miles
Train station	Oval	0.5 miles
Hospital	Dental Hospital	1.1 miles
Hospital	King's College Hospital Emergency Department	1.1 miles
University	LSBU Active	1.6 miles

Street-level crime

Category	Count
Anti-social behaviour	421
Violence and sexual offences	413
Theft from the person	217
Shoplifting	208
Other theft	128
Robbery	93
Public order	90
Vehicle crime	84
Drugs	69
Burglary	57
Bicycle theft	50
Possession of weapons	16
Other crime	15
Criminal damage and arson	3
Total incidents	1864

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
Reay Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
Van Gogh Primary	Primary	0.2 miles	Good — 28 Mar 2023
Platanos College	Secondary	0.2 miles	Good — 14 Mar 2022
Christ Church Primary SW9	Primary	0.3 miles	Good — 9 Jul 2019
St Stephen's Church of England Primary School	Primary	0.4 miles	Good — 10 Jun 2019

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, Knowlton House, SW9	£2,300/mo	2	0.23 miles	OpenRent
2 Bed Flat, Eythorne Road, SW9	£2,400/mo	2	0.35 miles	OpenRent

Average rent: £2,350/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £293,750

Target investor price (1%) £235,000

Gross yield 5.8%

Cost-to-rent ratio 17.2×

Monthly cashflow £180/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.5%

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).