# 3 bedroom flat for sale (SW2 5HY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 11 HAYCROFT ROAD, LONDON, GREATER LONDON SW2 5HY |
| Price | £650,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 65 m² |
| Last sold | £370,000 Aug 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/01/2035
- **Est. upgrade cost to C:** £9,000

### Recommendations
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9459-3045-0209-2045-7200)

## Description

Set on the ground floor, this 3 bedroom flat boasts stylish accommodation including a large reception room, a contemporary kitchen and a delightful private garden with a hot tub.

Haycroft Road is conveniently situated just off Brixton Hill, which offers a good selection of shops, bars and amenities. Clapham North (Northern Line) and Brixton (Victoria Line) Underground Stations are equidistant. 

Please use the reference CHPK0050452 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/160142096/423617)
- ![Photo](/listings/photos/160142096/423618)
- ![Photo](/listings/photos/160142096/423619)
- ![Photo](/listings/photos/160142096/423620)
- ![Photo](/listings/photos/160142096/423621)
- ![Photo](/listings/photos/160142096/423622)
- ![Photo](/listings/photos/160142096/423623)
- ![Photo](/listings/photos/160142096/423624)
- ![Photo](/listings/photos/160142096/423625)
- ![Photo](/listings/photos/160142096/423627)
- ![Photo](/listings/photos/160142096/423629)
- ![Photo](/listings/photos/160142096/423632)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/160142096/423634) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/160142096/423636) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/160142096/423640) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 FLAT 2 HAYCROFT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HY | £370,000 | 23/08/2013 | Flat |
| 11 FLAT 2 HAYCROFT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HY | £250,000 | 15/01/2010 | 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 |
|---------|-------|------|------|
| 21 FLAT 1 TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £590,900 | 22/01/2026 | 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 |
| 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 |
| 13 PRAGUE PLACE, LONDON, LAMBETH, GREATER LONDON, SW2 5ED | £300,000 | 16/12/2022 | 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 |
| DIANA HOUSE FLAT 6 BONHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HL | £410,000 | 14/11/2022 | Flat |
| 70 FLAT 2 BONHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HG | £510,000 | 14/11/2022 | Flat |
| 39A TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £500,000 | 21/10/2022 | Flat |
| 43 FLAT C TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £545,000 | 07/10/2022 | Flat |
| 1B TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ | £470,000 | 07/10/2022 | 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:** £550,584 (20 sales)

## Price vs local average

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

- **Local average:** £473,945 (107 Flat, SW2, 2024–2026)
- **Deviation:** +37.1%

## 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):** £1,945/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 |
|------|------|------|------|------|
| 3 Bed Flat, Acre Lane, SW2 | £800/mo | 3 | 0.26 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.12% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 1.5%
- **Cost-to-rent:** 67.7×
- **Monthly cashflow:** £-1,865/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.9%

*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:** £10,000/m²

## Capital growth trend

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

- **5y growth:** -7%
- **10y growth:** -0.5%

## 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)