Sold STC Maisonette

35B

CRICKLADE AVENUE, LONDON, GREATER LONDON SW2 3HD

2 beds 1 baths 1,109 sq ft Listed 9 Apr 2021 (-1940d)

£575,000

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# 2 bedroom maisonette for sale (SW2 3HD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35B, CRICKLADE AVENUE, LONDON, GREATER LONDON SW2 3HD |
| Price | £575,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 103 m² |
| Last sold | £550,000 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 05/11/2029
- **Current heating cost:** £834/year

### Recommendations
- A2 (1,500)
- A3 (2,700)
- Q (14,000)
- O (6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8131-6429-6129-2066-4902)

## Description

This spacious upper floor maisonette is located in the heart of Streatham Hill on the popular 'ABC roads' close to both Streatham Hill and Tulse Hill Stations.

This outstanding upper floor maisonette boasts an abundance of space and features a full width reception room, two generous double bedrooms, bathroom, kitchen dining room and a private rear garden.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/105261248/1631917) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/105261248/1631920) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #11262688
- **Address:** 35b Cricklade Avenue, LONDON, SW2 3HD
- **Certificate Issued:** 19/10/2015
- **Work Completed:** 03/10/2015
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35B CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £550,000 | 30/06/2021 | Flat |
| 35B CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £425,000 | 25/09/2013 | 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 |
|---------|-------|------|------|
| LAYE HOUSE, 57 FLAT 9 BLAIRDERRY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4SD | £370,000 | 09/01/2026 | Flat |
| 2 FLAT 4 WYATT PARK ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3TP | £330,000 | 19/12/2025 | Flat |
| 128 AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3AB | £488,000 | 19/12/2025 | Flat |
| 38A DOWNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3TR | £450,000 | 08/12/2025 | Flat |
| WYATT PARK MANSIONS FLAT 23 STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4RN | £375,000 | 05/12/2025 | Flat |
| 5 APARTMENT 8 GAUMONT PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 4GB | £480,000 | 30/10/2025 | Flat |
| 53 FLAT 1 STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4TS | £640,000 | 17/10/2025 | Flat |
| [Same street] 23 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £925,000 | 31/03/2025 | Terraced |
| 78 AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3AA | £525,000 | 21/03/2025 | Flat |
| [Same street] 45 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £900,000 | 01/11/2024 | Terraced |
| [Same street] 21 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £1,110,000 | 08/10/2024 | Terraced |
| FLAT B, 96 DOWNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3TS | £462,500 | 01/10/2024 | Flat |
| 1 APARTMENT 12 GAUMONT PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 4FX | £445,000 | 13/10/2023 | Flat |
| 9B BARCOMBE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3BG | £500,000 | 04/09/2023 | Flat |
| 2 FLAT 1 WYATT PARK ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3TP | £555,000 | 02/06/2023 | Flat |
| 5 APARTMENT 15 GAUMONT PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 4GB | £512,500 | 31/03/2023 | Flat |
| GREVILLEHURST HOUSE, 59 FLAT 4 BLAIRDERRY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4SD | £380,000 | 27/03/2023 | Flat |
| 11 FLAT 2 DOWNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3TU | £486,000 | 27/01/2023 | Flat |
| LAYE HOUSE, 57 FLAT 5 BLAIRDERRY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4SD | £323,750 | 18/11/2022 | Flat |
| 61 5A STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4TX | £385,000 | 11/11/2022 | Flat |
| [Same street] 27 GROUND FLOOR FLAT CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £526,000 | 21/10/2022 | Flat |
| 6 ARDWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4BT | £350,000 | 12/10/2022 | Flat |
| 114 AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3AB | £463,000 | 30/09/2022 | Flat |
| BURNEY HOUSE, 4 FLAT 1A ARDWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4BT | £415,000 | 30/09/2022 | Flat |
| [Same street] 17 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £945,000 | 19/08/2022 | Terraced |
| [Same street] 21 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £790,000 | 03/08/2022 | Terraced |
| [Same street] 53 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £885,000 | 27/07/2022 | Semi-detached |
| [Same street] 11 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £872,000 | 12/04/2022 | Terraced |
| [Same street] 43 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD | £480,000 | 03/12/2021 | Semi-detached |

**Street average:** £825,889 (9 sales)
**Area average:** £446,788 (20 sales)

## Price vs local average

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

- **Local average:** £472,416 (116 Flat, SW2, 2024–2026)
- **Deviation:** +21.7%

## Rental Range

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

- **Low:** £2,271/mo
- **Realistic:** £2,523/mo
- **Optimistic:** £2,775/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

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £315,375
- **Target investor price (1%):** £252,300

*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:** £5,583/m²

## Capital growth trend

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

- **5y growth:** 20.9%
- **10y growth:** -4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.2%
- **5y growth (index):** -6.7%
- **10y growth (index):** -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)

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Property details

Tenure

LEASEHOLD

Floor area

103 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£550,000 Jun 2021

Price per m²

£5,583/m²

Local average

£472,416 (+21.7%)

Deprivation

Decile 5 (14,924 of 33,755)

Street crime

735 incidents within 1 mile (May 2026)

Key features

Maisonette
First and second floor
Two double bedrooms
Storage
Garden
1,137 sq ft
Excellent transport links
EPC rating D

Additional details

Garden: Yes

Description

This spacious upper floor maisonette is located in the heart of Streatham Hill on the popular 'ABC roads' close to both Streatham Hill and Tulse Hill Stations.
This outstanding upper floor maisonette boasts an abundance of space and features a full width reception room, two generous double bedrooms, bathroom, kitchen dining room and a private rear garden.

Listed by

Streatham

The Lomond Group

Reference: 105261248

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 06/11/2019

Expiry date: 05/11/2029

Current heating cost: £834/year

Potential heating cost: £302/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (1,500)
Room-in-roof insulation (2,700)
50 mm internal or external wall insulation (14,000)
Replace single glazed windows with low-E double glazing (6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11262688

Property Details

Street: 35b Cricklade Avenue

Town: LONDON

Postcode: SW2 3HD

Installation Details

Items: 2 windows

Certificate Issued: 19/10/2015

Work Completed: 03/10/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

29% since 2013

Event	Date	Price	% change
Sold	30/06/2021 (5 years ago)	£550,000	+29.4%
Sold	25/09/2013 (12 years ago)	£425,000	—

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
LAYE HOUSE, 57 FLAT 9 BLAIRDERRY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4SD	£370,000	09/01/2026	Flat
2 FLAT 4 WYATT PARK ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3TP	£330,000	19/12/2025	Flat
128 AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3AB	£488,000	19/12/2025	Flat
38A DOWNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3TR	£450,000	08/12/2025	Flat
WYATT PARK MANSIONS FLAT 23 STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4RN	£375,000	05/12/2025	Flat
5 APARTMENT 8 GAUMONT PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 4GB	£480,000	30/10/2025	Flat
53 FLAT 1 STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4TS	£640,000	17/10/2025	Flat
Same street 23 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£925,000	31/03/2025	Terraced
78 AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3AA	£525,000	21/03/2025	Flat
Same street 45 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£900,000	01/11/2024	Terraced
Same street 21 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£1,110,000	08/10/2024	Terraced
FLAT B, 96 DOWNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3TS	£462,500	01/10/2024	Flat
1 APARTMENT 12 GAUMONT PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 4FX	£445,000	13/10/2023	Flat
9B BARCOMBE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3BG	£500,000	04/09/2023	Flat
2 FLAT 1 WYATT PARK ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3TP	£555,000	02/06/2023	Flat
5 APARTMENT 15 GAUMONT PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 4GB	£512,500	31/03/2023	Flat
GREVILLEHURST HOUSE, 59 FLAT 4 BLAIRDERRY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4SD	£380,000	27/03/2023	Flat
11 FLAT 2 DOWNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3TU	£486,000	27/01/2023	Flat
LAYE HOUSE, 57 FLAT 5 BLAIRDERRY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4SD	£323,750	18/11/2022	Flat
61 5A STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4TX	£385,000	11/11/2022	Flat
Same street 27 GROUND FLOOR FLAT CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£526,000	21/10/2022	Flat
6 ARDWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4BT	£350,000	12/10/2022	Flat
114 AMESBURY AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3AB	£463,000	30/09/2022	Flat
BURNEY HOUSE, 4 FLAT 1A ARDWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 4BT	£415,000	30/09/2022	Flat
Same street 17 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£945,000	19/08/2022	Terraced
Same street 21 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£790,000	03/08/2022	Terraced
Same street 53 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£885,000	27/07/2022	Semi-detached
Same street 11 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£872,000	12/04/2022	Terraced
Same street 43 CRICKLADE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 3HD	£480,000	03/12/2021	Semi-detached

Street average: £825,889 (9 sales)

Area average: £446,788 (20 sales)

Capital growth trend

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

5y growth 20.9%

10y growth -4%

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

1y (index) -1.2%

5y (index) -6.7%

10y (index) -2%

Rental Range

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

Low £2,271/mo

Realistic £2,523/mo

Optimistic £2,775/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Inner South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW2 3HD

Nearby

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

Type	Name	Distance
Bus stop	Downton Avenue / Streatham Hill	0.1 miles
Shop	GAIL's	0.1 miles
Shop	Dr. Doolittle's	0.1 miles
Bus stop	Streatham Hill Station / Streatham Hill	0.1 miles
Train station	Streatham Hill	0.2 miles
Train station	Tulse Hill	0.8 miles
Hospital	British Home & Hospital for Incurables	1.4 miles
University	Horton Halls Reception	2.3 miles
Hospital	King's College Hospital Emergency Department	2.4 miles
University	University of Wales Trinity Saint David London Campus	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	215
Anti-social behaviour	199
Shoplifting	61
Vehicle crime	48
Other theft	45
Public order	43
Theft from the person	30
Drugs	28
Burglary	20
Robbery	20
Bicycle theft	9
Possession of weapons	8
Other crime	7
Criminal damage and arson	2
Total incidents	735

Within 1 mile during May 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
The Livity School	Other	0.2 miles	Good — 13 Feb 2013
Streatham Wells Primary	Primary	0.4 miles	Outstanding — 14 Mar 2024
Christ Church, Streatham Church of England Primary School	Primary	0.4 miles	Good — 3 Jan 2012
The Orchard School	Primary	0.4 miles	Outstanding — 20 Jun 2019
Hitherfield Primary School	Primary	0.5 miles	— (Inspected (no overall grade))

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.44%

Max investor price (0.8%) £315,375

Target investor price (1%) £252,300

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).