# 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 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. ## Property Photos - ![Picture No. 16](/listings/photos/143301818/1119965) - Picture No. 16 - ![Picture No. 18](/listings/photos/143301818/1119966) - Picture No. 18 - ![Picture No. 08](/listings/photos/143301818/1119967) - Picture No. 08 - ![Picture No. 04](/listings/photos/143301818/1119968) - Picture No. 04 - ![Picture No. 21](/listings/photos/143301818/1119969) - Picture No. 21 - ![Picture No. 01](/listings/photos/143301818/1119970) - Picture No. 01 - ![Picture No. 02](/listings/photos/143301818/1119971) - Picture No. 02 - ![Picture No. 03](/listings/photos/143301818/1119972) - Picture No. 03 - ![Picture No. 06](/listings/photos/143301818/1119973) - Picture No. 06 - ![Picture No. 20](/listings/photos/143301818/1119974) - Picture No. 20 - ![Picture No. 19](/listings/photos/143301818/1119975) - Picture No. 19 - ![Picture No. 17](/listings/photos/143301818/1119976) - Picture No. 17 - ![Picture No. 10](/listings/photos/143301818/1119977) - Picture No. 10 - ![Picture No. 22](/listings/photos/143301818/1119978) - Picture No. 22 - ![Picture No. 09](/listings/photos/143301818/1119979) - Picture No. 09 - ![Picture No. 11](/listings/photos/143301818/1119980) - Picture No. 11 - ![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:** £499,726 (83 Flat, SW9, 2024–2026) - **Deviation:** -2.9% ## 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:** 21.2% ## 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)