# 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 | | Floor area | 89 m² | | 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 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 ## 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 | |---------|-------|------|------| | 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 | | 10A BURNBURY ROAD, LONDON, LAMBETH, GREATER LONDON, SW12 0EJ | £757,000 | 18/11/2022 | 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:** £750,402 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £584,281 (67 Flat, SW12, 2024–2026) - **Deviation:** +36.1% ## Rental Range *ONS Price Index of Private Rents (Lambeth). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,274/mo - **Realistic:** £2,527/mo - **Optimistic:** £2,780/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £315,875 - **Target investor price (1%):** £252,700 *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 Area rent estimate.* ## 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:** 0.2% - **10y growth:** 4.7% ## 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)