# 2 bedroom flat for sale (SE19 1AH) ## Property Details | Key | Value | |-----|-------| | Address | FLAT E, LOVERIDGE HOUSE, 8, HAWKE ROAD, LONDON, GREATER LONDON SE19 1AH | | Price | £350,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: 1996-2002 | | Floor area | 63 m² | | Last sold | £350,000 Sep 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 04/11/2030 - **Current heating cost:** £332/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3230-3229-3009-0435-1202) ## Description ** GUIDE PRICE £350,000 - £375,000 ** New to the market is this well-presented two double bedroom home situated on a popular quiet residential road in Gipsy Hill. The property benefits a spacious lounge, fitted kitchen, two double bedrooms, and a three-piece bathroom. Further benefits include communal lawns and off-street residents parking. The property benefits from a great location being 0.4 miles from Gipsy Hill station with great links into Central London, Canada Water, and Shoreditch. It is also within easy reach of the bars and restaurants of Crystal Palace, and the beautiful Norwood Park. *****With an influx of interest on this property, don’t wait around, BOOK into our viewing day!***** Tenure: Leasehold Council Tax: C Lease Remaining: 90 Current ground rent: £250.00 Per Year Ground rent review period: every 0 Annual ground rent increase: 0% ## Property Photos - ![Photo](/listings/photos/123782231/531835) - ![Photo](/listings/photos/123782231/531839) - ![Photo](/listings/photos/123782231/531841) - ![Photo](/listings/photos/123782231/531847) - ![Photo](/listings/photos/123782231/531852) - ![Photo](/listings/photos/123782231/531857) - ![Photo](/listings/photos/123782231/531861) - ![Photo](/listings/photos/123782231/531864) - ![Photo](/listings/photos/123782231/531865) - ![Photo](/listings/photos/123782231/531867) - ![Photo](/listings/photos/123782231/531869) - ![Photo](/listings/photos/123782231/531872) - ![Photo](/listings/photos/123782231/531875) - ![Photo](/listings/photos/123782231/531877) - ![Photo](/listings/photos/123782231/531879) - ![Photo](/listings/photos/123782231/531882) ## Floorplans - ![Floorplan 1](/listings/photos/123782231/531884) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/123782231/531886) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | LOVERIDGE HOUSE, 8 FLAT E HAWKE ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1AH | £350,000 | 30/09/2022 | Flat | | LOVERIDGE HOUSE, 8 FLAT E HAWKE ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1AH | £330,000 | 08/03/2021 | Flat | | LOVERIDGE HOUSE, 8 FLAT E HAWKE ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1AH | £285,000 | 30/03/2017 | 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 | |---------|-------|------|------| | COMPTON COURT FLAT 8 VICTORIA CRESCENT, LONDON, LAMBETH, GREATER LONDON, SE19 1AF | £335,000 | 16/01/2026 | Flat | | 34 FLAT 1 VICTORIA CRESCENT, LONDON, LAMBETH, GREATER LONDON, SE19 1AE | £266,000 | 06/12/2023 | Flat | | 61 FLAT 2 ALEXANDRA DRIVE, LONDON, LAMBETH, GREATER LONDON, SE19 1AN | £625,000 | 27/10/2023 | Flat | | 3 FLAT 3 ESSEX GROVE, LONDON, CROYDON, GREATER LONDON, SE19 3SX | £190,000 | 10/10/2023 | Flat | | 70 FLAT 1 ALEXANDRA DRIVE, LONDON, LAMBETH, GREATER LONDON, SE19 1AN | £394,550 | 07/09/2023 | Flat | | 51E VICTORIA CRESCENT, LONDON, LAMBETH, GREATER LONDON, SE19 1AE | £350,000 | 11/08/2023 | Flat | | 77 DURNING ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1JS | £517,500 | 20/07/2023 | Flat | | 10 FLAT 1 LUNHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1AA | £430,000 | 30/06/2023 | Flat | | CLOISTER HOUSE, 123 FLAT 6 CENTRAL HILL, LONDON, CROYDON, GREATER LONDON, SE19 1BY | £210,000 | 06/04/2023 | Flat | | 48A VICTORIA CRESCENT, LONDON, LAMBETH, GREATER LONDON, SE19 1AE | £415,000 | 13/02/2023 | Flat | | 6 GROUND FLOOR ESSEX GROVE, LONDON, CROYDON, GREATER LONDON, SE19 3SX | £510,000 | 03/02/2023 | Flat | | 15 GROUND FLAT A ESSEX GROVE, LONDON, CROYDON, GREATER LONDON, SE19 3SX | £395,000 | 21/12/2022 | Flat | | HIGHLANDS COURT FLAT 10 HIGHLAND ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1DR | £415,000 | 09/12/2022 | Flat | | 11 NEW GREEN PLACE, LONDON, LAMBETH, GREATER LONDON, SE19 1AT | £405,000 | 08/12/2022 | Flat | | 8 LUNHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1AA | £540,000 | 25/11/2022 | Flat | | COMPTON COURT FLAT 17 VICTORIA CRESCENT, LONDON, LAMBETH, GREATER LONDON, SE19 1AF | £340,000 | 18/11/2022 | Flat | | 12B ESSEX GROVE, LONDON, CROYDON, GREATER LONDON, SE19 3SX | £335,000 | 23/09/2022 | Flat | | HIGHLANDS COURT FLAT 60 HIGHLAND ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1DS | £380,000 | 16/09/2022 | Flat | | 95B CENTRAL HILL, LONDON, CROYDON, GREATER LONDON, SE19 1BY | £362,500 | 13/09/2022 | Flat | | 14 FLAT 1 HIGHLAND ROAD, LONDON, LAMBETH, GREATER LONDON, SE19 1DP | £657,710 | 26/08/2022 | Flat | **Area average:** £403,663 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £376,427 (78 Flat, SE19, 2024–2026) - **Deviation:** -7% ## 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 Cambridge (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/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, Westow Hill, SE19 | £1,750/mo | 2 | 0.34 miles | OpenRent | | 2 Bed Maisonette, Belvedere Road, SE19 | £2,300/mo | 2 | 0.49 miles | OpenRent | | 2 Bed Maisonette, Belvedere Road, SE19 | £2,300/mo | 2 | 0.49 miles | OpenRent | **Average rent: £2,117/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.66% (weak for cashflow) - **Max investor price (0.8%):** £287,500 - **Target investor price (1%):** £230,000 *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 £2,300/mo).* - **Gross yield:** 7.9% - **Cost-to-rent:** 12.7× - **Monthly cashflow:** £667/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 7.9% *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:** £5,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -2.1% - **10y growth:** -0.9% ## House Price Index (HM Land Registry) *Official index for Lambeth; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -2.5% - **5y growth (index):** -8.3% - **10y growth (index):** -2.6% ## 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)