# 2 bedroom apartment for sale (SW16 2EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 37B, HOPTON ROAD, LONDON, GREATER LONDON SW16 2EH |
| Price | £425,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 71 m² |
| Last sold | £450,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/01/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £505/year

### Recommendations
- Q (R 4,000 - R 14,000)
- W2 (R 4,000 - R 6,000)
- E (R 25)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0237-2817-7695-9725-7545)

## Description

Positioned on a highly desirable, tree-lined residential street, this bright and airy two-bedroom period conversion apartment has been tastefully decorated throughout. The property seamlessly combines elegant character features with stylish modern upgrades, arranged along a logical split-level hallway layout and benefitting from a shared front garden. The front of the property is dedicated to an impressive, expansive living room centred around a wide three-part bay window that floods the space with natural light. This principal reception room features high ceilings, polished wooden flooring, and a striking traditional cast iron fireplace with an ornamental surround, offering generous space for both relaxed seating and dining setups.

Following the hallway toward the rear of the plan, the accommodation comprises two bedrooms, each presenting a clean, neutral finish. The primary bedroom is a comfortable double room offering a quiet outlook, while the second bedroom is highly functional, configured with a fitted wardrobe alongside a clever built-in double bed with practical storage underneath. Further along the hallway is a contemporary bathroom fitted with a modern white suite, walk-in shower fixture, and a chrome heated towel rail, positioned alongside a conveniently separate WC. Completing the accommodation at the far rear is a separate kitchen, exceptionally bright and thoughtfully upgraded by the current owners. Newly installed in 2021, it is configured with a comprehensive range of white cabinetry, wooden worktops, and integrated appliances including a washer/dryer, dishwasher, and fridge/freezer. The property further benefits from a new Worcester boiler fitted in 2023, and smart new sash and casement windows installed throughout in 2022.

Hopton Road is a premier residential road in Streatham, perfectly positioned just a short stroll from the wide-open green spaces of Streatham Common and the landmark formal gardens of The Rookery. The vibrant amenities of Streatham High Road are within easy reach, hosting an excellent selection of independent cafés, artisanal bakeries, restaurants, and supermarkets, including an M&S Foodhall. Transport links are outstanding for the commuter; both Streatham and Streatham Common mainline stations are within easy walking distance, offering frequent and direct rail services into London Victoria, London Bridge, and central London via the Thameslink network. The area is also well-served by efficient local bus routes and several highly regarded schools.

## Property Photos

- ![Picture No. 06](/listings/photos/90300723/1838529) - Picture No. 06
- ![Picture No. 03](/listings/photos/90300723/1838532) - Picture No. 03
- ![Picture No. 08](/listings/photos/90300723/1838534) - Picture No. 08
- ![Picture No. 12](/listings/photos/90300723/1838535) - Picture No. 12
- ![Picture No. 02](/listings/photos/90300723/1838537) - Picture No. 02
- ![Picture No. 04](/listings/photos/90300723/1838540) - Picture No. 04
- ![Picture No. 05](/listings/photos/90300723/1838542) - Picture No. 05
- ![Picture No. 09](/listings/photos/90300723/1838544) - Picture No. 09
- ![Picture No. 10](/listings/photos/90300723/1838545) - Picture No. 10
- ![Picture No. 01](/listings/photos/90300723/1838547) - Picture No. 01
- ![Picture No. 11](/listings/photos/90300723/1838548) - Picture No. 11
- ![Picture No. 07](/listings/photos/90300723/1838550) - Picture No. 07

## Floorplans

- ![Picture No. 14](/listings/photos/90300723/1838552) - Picture No. 14

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/90300723/1838555) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37B HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EH | £450,000 | 26/07/2024 | Flat |
| 37B HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EH | £375,000 | 26/11/2018 | 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 |
|---------|-------|------|------|
| 111 FLAT 3 HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EL | £311,000 | 13/03/2026 | Flat |
| MELROSE MANSIONS, 80 GROUND FLOOR FLAT MADEIRA ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2DE | £395,000 | 19/12/2025 | Flat |
| GOODWIN HOUSE, 1 FLAT 5 STANTHORPE ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2ED | £315,000 | 16/12/2025 | Flat |
| 49 FLAT 3 STANTHORPE ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2DZ | £405,000 | 18/11/2025 | Flat |
| MERTON LODGE FLAT 8 FARNAN ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EY | £277,000 | 27/11/2023 | Flat |
| 219 FLAT A STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6EN | £350,000 | 06/11/2023 | Flat |
| 219 FLAT D STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6EN | £350,000 | 06/11/2023 | Flat |
| 219 FLAT E STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6EN | £350,000 | 06/11/2023 | Flat |
| 219 FLAT C STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6EN | £350,000 | 06/11/2023 | Flat |
| 219 FLAT B STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6EN | £350,000 | 06/11/2023 | Flat |
| 6 FLAT 5 HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EQ | £345,000 | 20/10/2023 | Flat |
| 43 FLAT C HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EL | £435,000 | 11/09/2023 | Flat |
| CENTURY HOUSE, 245 FLAT 30 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6ER | £155,000 | 17/08/2023 | Flat |
| 83 HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EL | £480,000 | 16/06/2023 | Flat |
| 10 FLAT 7 HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EQ | £440,000 | 27/02/2023 | Flat |
| 61 - 63 FLAT 2 HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EL | £337,500 | 05/12/2022 | Flat |
| [Same street] 19A HOPTON ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EH | £350,000 | 30/11/2022 | Flat |
| HOPTON HOUSE, 243A FLAT 21 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 6EN | £295,000 | 03/11/2022 | Flat |
| 7A FARNAN ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2EY | £565,000 | 03/11/2022 | Flat |
| SHACKLETON LODGE, 1J FLAT 5 GLENEAGLE ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 6GE | £348,000 | 21/10/2022 | Flat |
| MELROSE MANSIONS, 80 GROUND FLOOR FLAT MADEIRA ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 2DE | £395,000 | 19/08/2022 | Flat |

**Street average:** £350,000 (1 sale)
**Area average:** £362,425 (20 sales)

## Price vs local average

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

- **Local average:** £396,640 (175 Flat, SW16, 2024–2026)
- **Deviation:** +7.2%

## Rental Range

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

- **Low:** £2,284/mo
- **Realistic:** £2,538/mo
- **Optimistic:** £2,792/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 Flat, Madeira Road, SW16 | £2,000/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Flat, Stanthorpe Road, SW16 | £2,600/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Gleneagle Court, SW16 | £2,200/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Bournevale Road, SW16 | £2,000/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Stanthorpe Road, SW16 | £2,300/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Babington Road, SW16 | £2,000/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Maisonette, Gleneldon Road, SW16 | £2,650/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Babington Road, SW16 | £2,200/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Gleneldon Road, SW16 | £2,100/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Ridley Court, SW16 | £2,200/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Lynn Court, SW16 | £2,100/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Sunnyhill Road, SW16 | £1,800/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Greyhound Lane, SW16 | £1,600/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Wellfield Road, SW16 | £1,750/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Semi-Detached House, Hill House Road, SW16 | £2,500/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Wellfield Road, SW16 | £1,700/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Wellfield Road, SW16 | £1,995/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Wellfield Road, SW16 | £1,995/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Maple Mews, SW16 | £2,200/mo | 2 | 0.45 miles | OpenRent |

**Average rent: £2,099/mo (19 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £191/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*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:** £5,986/m²

## Capital growth trend

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

- **5y growth:** -0.3%
- **10y growth:** 17.8%

## 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)