# 2 bedroom flat for sale (SW2 5HY)

## Property Details

| Key | Value |
|-----|-------|
| Address | Haycroft Road, Brixton, London SW2, SW2 5HY |
| Price | £479,950 |
| Bedrooms | 2 |
| Last sold | £105,000 |

## Description

In the heart of fought-over residential Brixton, lies this beautiful two bedroom flat in an excellently presented, grand Victorian house. The flat itself comprises of a large living room with dark-wood floors and a big bay window letting lots of light in, a small but well appointed galley kitchen, two large double bedrooms, both with fantastic views over the Victorian gardens and terraces behind and a slick, modern but warm bathroom with bath and shower. The rooms feed off a central hallway that gives the place a real sense of space. In short a lovely flat in a lovely building in a lovely street in a lovely area, only a stone's throw from the centre of Brixton but far enough away to retain a sleepy, neighbourhood feel. The property is also an eight to ten minute walk to the popular Brockwell park and around the same distance to Windrush square, the Ritzy and Brixton Village. The great transport links into London are the cherry on the top. It would be wise to be quick off the mark with this one.

## Property Photos

- ![Reception](/listings/photos/29107080/423657) - Reception
- ![Reception](/listings/photos/29107080/423658) - Reception
- ![Bedroom](/listings/photos/29107080/423659) - Bedroom
- ![Bedroom](/listings/photos/29107080/423660) - Bedroom
- ![Bedroom](/listings/photos/29107080/423661) - Bedroom
- ![Bathroom](/listings/photos/29107080/423662) - Bathroom
- ![Exterior](/listings/photos/29107080/423663) - Exterior
- ![Exterior](/listings/photos/29107080/423664) - Exterior
- ![Kitchen](/listings/photos/29107080/423665) - Kitchen
- ![Hallway](/listings/photos/29107080/423666) - Hallway
- ![Detail](/listings/photos/29107080/423667) - Detail
- ![Detail](/listings/photos/29107080/423668) - Detail

## Floorplans

- ![Haycroft road floor plan](/listings/photos/29107080/423669) - Haycroft road floor plan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £105,000 | 01/01/1996 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 FLAT 1 TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £590,900 | 22/01/2026 | Flat |
| 19 FIRST FLOOR FLAT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW | £475,000 | 08/01/2026 | Flat |
| 73 FLAT 2 HAYTER ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5AD | £510,000 | 12/12/2025 | Flat |
| 37 FLAT A LAMBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BB | £709,000 | 15/12/2023 | Flat |
| 38 FLAT A LAMBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BE | £215,000 | 16/11/2023 | Flat |
| 85 LAMBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BB | £640,000 | 07/11/2023 | Flat |
| 47A STRATHLEVEN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5JS | £850,000 | 30/08/2023 | Flat |
| 10 FLAT C LAMBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BD | £495,000 | 25/08/2023 | Flat |
| 37 FLAT A TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £629,770 | 14/07/2023 | Flat |
| 47 HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BP | £743,000 | 16/06/2023 | Flat |
| 25A STRATHLEVEN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5JS | £610,000 | 09/06/2023 | Flat |
| 53 FLAT 2 TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £500,000 | 14/04/2023 | Flat |
| 9 FIRST FLOOR FLAT AT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW | £450,000 | 06/04/2023 | Flat |
| 9 FIRST FLOOR FLAT AT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW | £430,000 | 20/01/2023 | Flat |
| 44A GROUND FLOOR FLAT BRANKSOME ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5JA | £655,000 | 16/12/2022 | Flat |
| 110 STRATHLEVEN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5LF | £520,000 | 16/12/2022 | Flat |
| 45 STRATHLEVEN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5JS | £690,000 | 16/12/2022 | Flat |
| 16B LAMBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BD | £465,000 | 29/11/2022 | Flat |
| 16 FLAT 2 WINTERWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5JD | £707,000 | 18/11/2022 | Flat |
| 70 FLAT 2 BONHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HG | £510,000 | 14/11/2022 | Flat |
| [Same street] 1C HAYCROFT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HY | £715,000 | 05/11/2021 | Flat |
| [Same street] 7 FLAT 1 HAYCROFT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HY | £745,000 | 25/06/2021 | Flat |

**Street average:** £730,000 (2 sales)
**Area average:** £569,734 (20 sales)

## Price vs local average

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

- **Local average:** £473,945 (107 Flat, SW2, 2024–2026)
- **Deviation:** +1.3%

## 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 Inner South East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,546/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, Haycroft Road, SW2 | £2,400/mo | 2 | 0.03 miles | OpenRent |
| 2 Bed Flat, Lyham Road, SW2 | £3,250/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Strathlaven Road, SW2 | £2,300/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Renton Close, SW2 | £1,995/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Brixton Hill, SW2 | £1,995/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Somerset Place, SW2 | £1,975/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Crescent Lane, SW4 | £2,600/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £2,359/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (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:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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).*

## Capital growth trend

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

- **5y growth:** -6.7%
- **10y growth:** 5.5%

## 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)