Sold STC Flat

29 EMMANUEL ROAD

LONDON, GREATER LONDON SW12 0HF

2 beds 1 baths 89 m² Listed 12 Aug 2024 (-800d)

£795,000

Reduced on 20 Sep 2024

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# 2 bedroom apartment for sale (SW12 0HF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 29 EMMANUEL ROAD, LONDON, GREATER LONDON SW12 0HF |
| Price | £795,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £778,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/02/2034
- **Current heating cost:** £797/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2025-1320-2094-5525)

## Description

Towards the front of the property is a bright and spacious reception room, this space has large bay windows, and a striking feature fireplace. Leading down the hall reveals two spacious double bedrooms, with one benefiting from bespoke fitted wardrobes. A further contemporary family bathroom with a bath can be found and a storage cupboard. The open-plan kitchen dining room is to the rear of the property and benefits from timber framed extension with glass, allowing an abundance of natural light to flood this space.

The kitchen itself benefits from plenty of wall and base units, and integrated appliances. This space accommodates space for a dining table and seating area, making it the perfect space for everyday living and entertaining. The kitchen seamlessly opens to the patio garden with ample seating space.

This fantastic example of a ‘Hydefarm Estate’ flat can be found on Emmanuel Road, which is a pretty, residential street overlooking the green open spaces of Tooting Bec Common. There is a large selection of shops, bars, and restaurants nearby in Balham. Transport can be found close by at Balham Station offering both Overground and Underground services. Furthermore, the area is also renowned for its outstanding schools (subject to entrance and catchment).

Council Tax Band: D | EPC: C | Tenure: Freehold

## Property Photos

- ![Picture No. 10](/listings/photos/151229411/713930) - Picture No. 10
- ![Picture No. 19](/listings/photos/151229411/713931) - Picture No. 19
- ![Picture No. 08](/listings/photos/151229411/713933) - Picture No. 08
- ![Picture No. 16](/listings/photos/151229411/713935) - Picture No. 16
- ![Picture No. 18](/listings/photos/151229411/713936) - Picture No. 18
- ![Picture No. 09](/listings/photos/151229411/713937) - Picture No. 09
- ![Picture No. 13](/listings/photos/151229411/713938) - Picture No. 13
- ![Picture No. 03](/listings/photos/151229411/713939) - Picture No. 03
- ![Picture No. 04](/listings/photos/151229411/713941) - Picture No. 04
- ![Picture No. 05](/listings/photos/151229411/713942) - Picture No. 05
- ![Picture No. 06](/listings/photos/151229411/713943) - Picture No. 06
- ![Picture No. 07](/listings/photos/151229411/713944) - Picture No. 07
- ![Picture No. 11](/listings/photos/151229411/713945) - Picture No. 11
- ![Picture No. 12](/listings/photos/151229411/713947) - Picture No. 12
- ![Picture No. 14](/listings/photos/151229411/713948) - Picture No. 14
- ![Picture No. 17](/listings/photos/151229411/713949) - Picture No. 17

## Floorplans

- ![Floorplan](/listings/photos/151229411/713950) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/151229411/713951) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £778,000 | 06/02/2025 | Terraced |
| 29 EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £7,000 | 06/02/2025 | Other |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 TENHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XR | £705,000 | 06/02/2026 | Flat |
| 82A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB | £720,795 | 12/12/2025 | Flat |
| 53A MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES | £875,000 | 05/12/2025 | Flat |
| 23A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EQ | £820,000 | 18/11/2025 | Flat |
| 25A FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL | £805,000 | 15/08/2025 | Flat |
| 25A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EG | £915,000 | 31/01/2025 | Flat |
| 36 TENHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XR | £645,000 | 21/01/2025 | Flat |
| 41 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES | £600,000 | 18/12/2023 | Flat |
| 88A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB | £981,000 | 24/11/2023 | Flat |
| 21 FLAT 3 RASTELL AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XP | £575,000 | 23/11/2023 | Flat |
| 3D BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EH | £680,000 | 09/11/2023 | Flat |
| 39D FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL | £863,000 | 26/10/2023 | Flat |
| 99A RADBOURNE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EE | £839,250 | 25/08/2023 | Flat |
| 60A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EL | £725,000 | 04/08/2023 | Flat |
| 23 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EW | £465,000 | 31/07/2023 | Flat |
| 39A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EG | £751,000 | 21/07/2023 | Flat |
| 23 GLENFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HQ | £765,000 | 30/06/2023 | Flat |
| 78A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB | £710,000 | 12/05/2023 | Flat |
| 11A GLENFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HQ | £806,000 | 22/12/2022 | Flat |
| 73 LOWER MAISONETTE HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HE | £710,000 | 09/12/2022 | Flat |
| [Same street] 29A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £775,000 | 30/11/2022 | Flat |
| [Same street] 25A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £955,000 | 01/07/2022 | Terraced |
| [Same street] 34A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF | £1,000,000 | 01/04/2022 | Flat |

**Street average:** £910,000 (3 sales)
**Area average:** £747,802 (20 sales)

## Price vs local average

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

- **Local average:** £577,640 (81 Flat, SW12, 2024–2026)
- **Deviation:** +37.6%

## Rental Range

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

- **Low:** £2,273/mo
- **Realistic:** £2,525/mo
- **Optimistic:** £2,778/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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 Maisonette, Hannay Walk, SW16 | £1,995/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £1,995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £249,375
- **Target investor price (1%):** £199,500

*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 £1,995/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.2×
- **Monthly cashflow:** £-1,360/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.1%

*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:** £8,933/m²

## Capital growth trend

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

- **5y growth:** 3.4%
- **10y growth:** 4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -7.1%
- **5y growth (index):** -7.1%
- **10y growth (index):** -7.9%

## 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. 10 Picture No. 19 Picture No. 08 Picture No. 16 Picture No. 18 Picture No. 09 Picture No. 13 Picture No. 03 Picture No. 04 Picture No. 05 Picture No. 06 Picture No. 07 Picture No. 11 Picture No. 12 Picture No. 14 Picture No. 17

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Property details

Tenure

FREEHOLD

Floor area

89 m²

Council tax band

EPC rating

Last sold

£778,000 Feb 2025

Price per m²

£8,933/m²

Local average

£577,640 (+37.6%)

Deprivation

Decile 9 (28,047 of 33,755)

Street crime

779 incidents within 1 mile (Aug 2026)

Key features

Kitchen dining room
One reception room
Court yard
Two bedrooms
One bathroom
Garden

Additional details

Garden: Yes

Description

This superb two double-bedroom garden flat occupies the ground floor of this converted period property. Measuring approximately 980 sq ft of accommodation, the flat boasts good proportions in all the principal rooms as well as a patio garden.

Towards the front of the property is a bright and spacious reception room, this space has large bay windows, and a striking feature fireplace. Leading down the hall reveals two spacious double bedrooms, with one benefiting from bespoke fitted wardrobes. A further contemporary family bathroom with a bath can be found and a storage cupboard. The open-plan kitchen dining room is to the rear of the property and benefits from timber framed extension with glass, allowing an abundance of natural light to flood this space.

The kitchen itself benefits from plenty of wall and base units, and integrated appliances. This space accommodates space for a dining table and seating area, making it the perfect space for everyday living and entertaining. The kitchen seamlessly opens to the patio garden with ample seating space.

This fantastic example of a ‘Hydefarm Estate’ flat can be found on Emmanuel Road, which is a pretty, residential street overlooking the green open spaces of Tooting Bec Common. There is a large selection of shops, bars, and restaurants nearby in Balham. Transport can be found close by at Balham Station offering both Overground and Underground services. Furthermore, the area is also renowned for its outstanding schools (subject to entrance and catchment).

Council Tax Band: D | EPC: C | Tenure: Freehold

Listed by

Balham & Tooting

Rampton Baseley

Reference: 151229411

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 15/02/2024

Expiry date: 14/02/2034

Current heating cost: £797/year

Potential heating cost: £627/year

Est. upgrade cost to C: £10,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location is outside the imported HM Land Registry INSPIRE registered freehold polygons.

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

11014% since 2025

Event	Date	Price	% change
Sold	06/02/2025 (1 year ago)	£778,000	+11014.3%
Sold	06/02/2025 (1 year ago)	£7,000	—

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
10 TENHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XR	£705,000	06/02/2026	Flat
82A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB	£720,795	12/12/2025	Flat
53A MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES	£875,000	05/12/2025	Flat
23A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EQ	£820,000	18/11/2025	Flat
25A FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL	£805,000	15/08/2025	Flat
25A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EG	£915,000	31/01/2025	Flat
36 TENHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XR	£645,000	21/01/2025	Flat
41 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0ES	£600,000	18/12/2023	Flat
88A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB	£981,000	24/11/2023	Flat
21 FLAT 3 RASTELL AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4XP	£575,000	23/11/2023	Flat
3D BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EH	£680,000	09/11/2023	Flat
39D FIELDHOUSE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HL	£863,000	26/10/2023	Flat
99A RADBOURNE ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EE	£839,250	25/08/2023	Flat
60A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EL	£725,000	04/08/2023	Flat
23 MIDMOOR ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EW	£465,000	31/07/2023	Flat
39A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EG	£751,000	21/07/2023	Flat
23 GLENFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HQ	£765,000	30/06/2023	Flat
78A HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HB	£710,000	12/05/2023	Flat
11A GLENFIELD ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HQ	£806,000	22/12/2022	Flat
73 LOWER MAISONETTE HAVERHILL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HE	£710,000	09/12/2022	Flat
Same street 29A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF	£775,000	30/11/2022	Flat
Same street 25A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF	£955,000	01/07/2022	Terraced
Same street 34A EMMANUEL ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0HF	£1,000,000	01/04/2022	Flat

Street average: £910,000 (3 sales)

Area average: £747,802 (20 sales)

Capital growth trend

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

5y growth 3.4%

10y growth 4%

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

1y (index) -7.1%

5y (index) -7.1%

10y (index) -7.9%

Rental Range

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

Low £2,273/mo

Realistic £2,525/mo

Optimistic £2,778/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW12 0HF

Nearby

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

Type	Name	Distance
Bus stop	Emmanuel Road	0.1 miles
Shop	Robert Kirby London	0.1 miles
Bus stop	Burnbury Road	0.1 miles
Shop	Handsome Hound	0.1 miles
Train station	Streatham Hill	0.5 miles
Train station	Balham	0.6 miles
University	Horton Halls Reception	1.8 miles
Hospital	British Home & Hospital for Incurables	1.9 miles
Hospital	Bridge Lane Health Centre	2.5 miles
University	University of Wales Trinity Saint David London Campus	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	193
Anti-social behaviour	165
Vehicle crime	126
Shoplifting	77
Other theft	66
Public order	37
Burglary	29
Theft from the person	27
Drugs	20
Robbery	15
Other crime	9
Bicycle theft	8
Possession of weapons	7
Total incidents	779

Within 1 mile during Aug 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
Telferscot Primary School	Primary	0.1 miles	Outstanding — 12 Dec 2014
St Bede's Catholic Infant School	Primary	0.2 miles	Good — 24 Jul 2013
The White House Preparatory School & Woodentops Kindergarten	Other	0.3 miles	— (No rating)
Henry Cavendish Primary School	Primary	0.3 miles	Outstanding — 2 Jul 2024
Streatham & Clapham High School	Other	0.5 miles	— (No rating)

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 Maisonette, Hannay Walk, SW16	£1,995/mo	2	0.37 miles	OpenRent

Average rent: £1,995/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £249,375

Target investor price (1%) £199,500

Gross yield 3%

Cost-to-rent ratio 33.2×

Monthly cashflow £-1,360/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.1%

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).