Sold STC Flat

FLAT 2

153 BALHAM HILL, LONDON, GREATER LONDON SW12 9DJ

1 beds 1 baths 592 sq ft Listed 13 Feb 2025 (-481d)

£450,000

Offers in Excess of

Reduced on 10 Mar 2025

Save

# 1 bedroom apartment for sale (SW12 9DJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 153 BALHAM HILL, LONDON, GREATER LONDON SW12 9DJ |
| Price | £450,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 55 m² |
| Last sold | £450,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £455/year
- **Est. upgrade cost to C:** £9,015

### Recommendations
- Q (£4,000 - £14,000)
- E (£15)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0435-7722-0400-0202-6296)

## Description

A one bedroom flat in a superb location for Balham.

**Description**

This superb one-bedroom flat, located on the second floor, is perfectly situated to take advantage of the vibrant amenities of Balham and Clapham Common.

The spacious reception room at the front of the flat is bathed in natural light, creating a bright and welcoming atmosphere. With elegant wooden flooring and generous proportions, it offers plenty of room for both a comfortable sitting area and a dining space. The room flows seamlessly into the modern kitchen, which is fitted with sleek white high-gloss units, integrated BOSCH appliances, and abundant countertop space.

To the rear of the flat, the double bedroom provides a peaceful retreat, while the stylish bathroom features both a bath and an overhead shower.

This flat combines excellent living space in a sought-after location.

**Location**

Balham Hill is ideally placed to benefit from the many local amenities including shops, restaurants and supermarkets in Clapham South (0.3 miles away), Abbeville Road (0.8 miles) and Balham (0.3 miles).

The green open spaces of Clapham Common are also in excellent proximity approximately 0.3 miles away offering excellent outdoor space and recreational facilities such as tennis courts.

Transport links are excellent with Clapham South underground station being approximately 0.3 miles away, providing transport links to both the City and West End. Balham overground and underground station is also in great location being approximately 0.3 miles away and provides services to Victoria and London Bridge via Clapham Junction.

Please note all distances are approximate and have been taken from Google maps.

Square Footage: 594 sq ft

Leasehold with approximately 114 years remaining.

**Additional Info**

Ground Rent: £100 (due for review on 22/04/2025)

Service Charge: £242.37 (due for review on 22/04/2025)

## Property Photos

- ![Reception Room](/listings/photos/158235221/383363) - Reception Room
- ![Reception Room](/listings/photos/158235221/383365) - Reception Room
- ![Reception Room](/listings/photos/158235221/383367) - Reception Room
- ![Kitchen](/listings/photos/158235221/383368) - Kitchen
- ![Kitchen](/listings/photos/158235221/383371) - Kitchen
- ![Bedroom](/listings/photos/158235221/383372) - Bedroom
- ![Bedroom](/listings/photos/158235221/383373) - Bedroom
- ![Bathroom](/listings/photos/158235221/383374) - Bathroom
- ![Exterior](/listings/photos/158235221/383375) - Exterior

## Floorplans

- ![Floorplan](/listings/photos/158235221/383376) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/158235221/383381) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 153 FLAT 2 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ | £450,000 | 15/08/2025 | Flat |
| 153 FLAT 2 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ | £443,000 | 01/04/2021 | 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 |
|---------|-------|------|------|
| 37 BALHAM NEW ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PH | £770,000 | 22/01/2026 | Flat |
| 100 OLDRIDGE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QA | £340,000 | 24/11/2025 | Flat |
| 30A YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PU | £719,250 | 29/08/2025 | Flat |
| 65 FLAT 2 DINSMORE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PT | £790,000 | 07/07/2025 | Flat |
| PHILIPS HOUSE, 8 FLAT 6 RAVENSWOOD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PL | £315,000 | 03/07/2025 | Flat |
| 13A YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PZ | £665,000 | 19/12/2023 | Flat |
| 7 BEIRA STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 9LJ | £676,000 | 15/12/2023 | Flat |
| 1 LOCHINVAR STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QP | £712,000 | 07/12/2023 | Flat |
| 102 ALDERBROOK ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW12 8AB | £613,000 | 27/10/2023 | Flat |
| 22 FLAT 5 LOCHINVAR STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QP | £565,000 | 17/10/2023 | Flat |
| 27 HANSON CLOSE, LONDON, WANDSWORTH, GREATER LONDON, SW12 9QA | £325,000 | 11/10/2023 | Flat |
| 137 FLAT 1 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DL | £405,000 | 03/10/2023 | Flat |
| ROKEBY HOUSE FLAT 12 LOCHINVAR STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 8PX | £430,750 | 07/09/2023 | Flat |
| 13 BALHAM NEW ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PH | £381,500 | 05/09/2023 | Flat |
| 28B YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PU | £725,000 | 15/08/2023 | Flat |
| 30A YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PU | £605,000 | 13/07/2023 | Flat |
| 12 CLARENCE MEWS, LONDON, WANDSWORTH, GREATER LONDON, SW12 9SR | £576,375 | 28/04/2023 | Flat |
| GRAHAM HOUSE FLAT 22 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9EH | £397,500 | 28/04/2023 | Flat |
| 80 OLDRIDGE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QA | £317,000 | 17/04/2023 | Flat |
| 21 RAVENSWOOD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PN | £525,000 | 14/12/2022 | Flat |
| [Same street] 163 FLAT 1 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ | £526,000 | 29/06/2022 | Flat |
| [Same street] 161 FLAT 3 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ | £585,000 | 22/02/2022 | Flat |
| [Same street] 163 FLAT 2 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ | £611,250 | 28/06/2021 | Flat |
| [Same street] 159 FLAT 1 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ | £479,461 | 18/06/2021 | Flat |

**Street average:** £550,428 (4 sales)
**Area average:** £542,669 (20 sales)

## Price vs local average

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

- **Local average:** £582,149 (66 Flat, SW12, 2024–2026)
- **Deviation:** -22.7%

## Rental Range

*ONS Price Index of Private Rents (Wandsworth). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,339/mo
- **Realistic:** £2,599/mo
- **Optimistic:** £2,859/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 |
|------|------|------|------|------|
| 1 Bed Flat, Harberson Road, SW12 | £2,400/mo | 1 | 0.23 miles | OpenRent |
| 1 Bed Flat, Ramsden Road, SW12 | £2,090/mo | 1 | 0.25 miles | OpenRent |
| 1 Bed Flat, Bedford Hill, SW12 | £2,500/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Balham, SW12 | £2,400/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Penthouse, Clapham Common South Side, SW4 | £1,700/mo | 1 | 0.57 miles | OpenRent |

**Average rent: £2,218/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.6×
- **Monthly cashflow:** £363/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*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:** £8,182/m²

## Capital growth trend

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

- **5y growth:** 0.6%
- **10y growth:** -1.3%

## House Price Index (HM Land Registry)

*Official index for Wandsworth; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.3%
- **5y growth (index):** -3%
- **10y growth (index):** -7.2%

## 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)

Reception Room Reception Room Reception Room Kitchen Kitchen Bedroom Bedroom Bathroom Exterior

/ 9

Property details

Tenure

LEASEHOLD (114 years remaining on lease)

Floor area

55 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£450,000 Aug 2025

Price per m²

£8,182/m²

Local average

£582,149 (-22.7%)

Deprivation

Decile 6 (19,080 of 33,755)

Street crime

628 incidents within 1 mile (Apr 2026)

Key features

Excellent local amenities in Balham
Spacious reception room
Good transport links from both Clapham South and Balham
Brilliant location for the green open space of Clapham Common
One double bedroom
EPC Rating = C

Description

A one bedroom flat in a superb location for Balham.

Description

This superb one-bedroom flat, located on the second floor, is perfectly situated to take advantage of the vibrant amenities of Balham and Clapham Common.

The spacious reception room at the front of the flat is bathed in natural light, creating a bright and welcoming atmosphere. With elegant wooden flooring and generous proportions, it offers plenty of room for both a comfortable sitting area and a dining space. The room flows seamlessly into the modern kitchen, which is fitted with sleek white high-gloss units, integrated BOSCH appliances, and abundant countertop space.

To the rear of the flat, the double bedroom provides a peaceful retreat, while the stylish bathroom features both a bath and an overhead shower.

This flat combines excellent living space in a sought-after location.

Location

Balham Hill is ideally placed to benefit from the many local amenities including shops, restaurants and supermarkets in Clapham South (0.3 miles away), Abbeville Road (0.8 miles) and Balham (0.3 miles).

The green open spaces of Clapham Common are also in excellent proximity approximately 0.3 miles away offering excellent outdoor space and recreational facilities such as tennis courts.

Transport links are excellent with Clapham South underground station being approximately 0.3 miles away, providing transport links to both the City and West End. Balham overground and underground station is also in great location being approximately 0.3 miles away and provides services to Victoria and London Bridge via Clapham Junction.

Please note all distances are approximate and have been taken from Google maps.

Square Footage: 594 sq ft
Leasehold with approximately 114 years remaining.

Additional Info

Ground Rent: £100 (due for review on 22/04/2025)
Service Charge: £242.37 (due for review on 22/04/2025)

Listed by

Clapham

Savills

Reference: 158235221

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 12/02/2025

Current heating cost: £455/year

Potential heating cost: £264/year

Est. upgrade cost to C: £9,015

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£15)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

2% since 2021

Event	Date	Price	% change
Sold	15/08/2025 (9 months ago)	£450,000	+1.6%
Sold	01/04/2021 (5 years ago)	£443,000	—

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
37 BALHAM NEW ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PH	£770,000	22/01/2026	Flat
100 OLDRIDGE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QA	£340,000	24/11/2025	Flat
30A YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PU	£719,250	29/08/2025	Flat
65 FLAT 2 DINSMORE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PT	£790,000	07/07/2025	Flat
PHILIPS HOUSE, 8 FLAT 6 RAVENSWOOD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PL	£315,000	03/07/2025	Flat
13A YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PZ	£665,000	19/12/2023	Flat
7 BEIRA STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 9LJ	£676,000	15/12/2023	Flat
1 LOCHINVAR STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QP	£712,000	07/12/2023	Flat
102 ALDERBROOK ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW12 8AB	£613,000	27/10/2023	Flat
22 FLAT 5 LOCHINVAR STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QP	£565,000	17/10/2023	Flat
27 HANSON CLOSE, LONDON, WANDSWORTH, GREATER LONDON, SW12 9QA	£325,000	11/10/2023	Flat
137 FLAT 1 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DL	£405,000	03/10/2023	Flat
ROKEBY HOUSE FLAT 12 LOCHINVAR STREET, LONDON, WANDSWORTH, GREATER LONDON, SW12 8PX	£430,750	07/09/2023	Flat
13 BALHAM NEW ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PH	£381,500	05/09/2023	Flat
28B YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PU	£725,000	15/08/2023	Flat
30A YUKON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PU	£605,000	13/07/2023	Flat
12 CLARENCE MEWS, LONDON, WANDSWORTH, GREATER LONDON, SW12 9SR	£576,375	28/04/2023	Flat
GRAHAM HOUSE FLAT 22 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9EH	£397,500	28/04/2023	Flat
80 OLDRIDGE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8QA	£317,000	17/04/2023	Flat
21 RAVENSWOOD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 9PN	£525,000	14/12/2022	Flat
Same street 163 FLAT 1 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ	£526,000	29/06/2022	Flat
Same street 161 FLAT 3 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ	£585,000	22/02/2022	Flat
Same street 163 FLAT 2 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ	£611,250	28/06/2021	Flat
Same street 159 FLAT 1 BALHAM HILL, LONDON, WANDSWORTH, GREATER LONDON, SW12 9DJ	£479,461	18/06/2021	Flat

Street average: £550,428 (4 sales)

Area average: £542,669 (20 sales)

Capital growth trend

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

5y growth 0.6%

10y growth -1.3%

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

1y (index) -6.3%

5y (index) -3%

10y (index) -7.2%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ZAYNAH PROPERTY INVESTMENTS LIMITED (05023352)

Rental Range

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

Low £2,339/mo

Realistic £2,599/mo

Optimistic £2,859/mo

Based on Local Authority from postcode lookup → Wandsworth.

LHA (30th percentile) floor for Huntingdon: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW12 9DJ

Nearby

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

Type	Name	Distance
Shop	Anthony's Hairdresser	0.0 miles
Shop	Finesse Hair	0.0 miles
Bus stop	Alderbrook Road	0.1 miles
Train station	Clapham South	0.3 miles
Train station	Balham	0.4 miles
University	Horton Halls Reception	1.5 miles
Hospital	Bridge Lane Health Centre	1.9 miles
Hospital	British Home & Hospital for Incurables	2.5 miles
University	University of Wales Trinity Saint David London Campus	2.7 miles

Street-level crime

Category	Count
Anti-social behaviour	168
Violence and sexual offences	113
Vehicle crime	91
Other theft	49
Shoplifting	48
Public order	32
Criminal damage and arson	24
Theft from the person	24
Robbery	23
Bicycle theft	18
Drugs	18
Burglary	17
Possession of weapons	2
Other crime	1
Total incidents	628

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
Alderbrook Primary School	Primary	0.1 miles	Good — 13 Mar 2024
St Bernadette Catholic Junior School	Primary	0.2 miles	Good — 4 Oct 2013
La Retraite Roman Catholic Girls' School	Secondary	0.2 miles	Outstanding — 30 Jan 2024
St Francis Xavier Sixth Form College	Other	0.3 miles	— (No rating)
London Park School Clapham	Other	0.3 miles	Outstanding — 16 Jul 2024

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
1 Bed Flat, Harberson Road, SW12	£2,400/mo	1	0.23 miles	OpenRent
1 Bed Flat, Ramsden Road, SW12	£2,090/mo	1	0.25 miles	OpenRent
1 Bed Flat, Bedford Hill, SW12	£2,500/mo	1	0.27 miles	OpenRent
1 Bed Flat, Balham, SW12	£2,400/mo	1	0.32 miles	OpenRent
1 Bed Penthouse, Clapham Common South Side, SW4	£1,700/mo	1	0.57 miles	OpenRent

Average rent: £2,218/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 6.4%

Cost-to-rent ratio 15.6×

Monthly cashflow £363/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.3%

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).