# 2 bedroom apartment for sale (SE5 9NG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT B, 18 VALMAR ROAD, LONDON, GREATER LONDON SE5 9NG |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £430,000 Sep 2018 |

## Description

A beautifully presented first floor, two double bedroom period conversion on a quiet residential road. Very well maintained by the current owners, the property offers generous living space, excellent natural light, and is ideal for first time buyers. Well positioned near the amenities of Coldharbour Lane and Camberwell, the property benefits from excellent transport links, including Denmark Hill, Loughborough Junction, and Brixton Station. This up-and-coming area offers a great mix of green spaces and city convenience, with a wide selection of shops, restaurants, and gastro pubs nearby. Elephant & Castle (Bakerloo & Northern lines) is around a 15 minute walk or a short bus ride away.

## Property Photos

- ![_DSC7732](/listings/photos/173543426/326572) - _DSC7732
- ![_DSC7728](/listings/photos/173543426/326573) - _DSC7728
- ![_DSC7736](/listings/photos/173543426/326574) - _DSC7736
- ![_DSC7702](/listings/photos/173543426/326575) - _DSC7702
- ![_DSC7724](/listings/photos/173543426/326576) - _DSC7724
- ![_DSC7742](/listings/photos/173543426/326578) - _DSC7742
- ![_DSC7717](/listings/photos/173543426/326579) - _DSC7717
- ![_DSC7709](/listings/photos/173543426/326580) - _DSC7709
- ![_DSC7712](/listings/photos/173543426/326581) - _DSC7712
- ![_DSC7744](/listings/photos/173543426/326582) - _DSC7744
- ![_DSC7753](/listings/photos/173543426/326583) - _DSC7753

## Floorplans

- ![Floor Plan](/listings/photos/173543426/326585) - Floor Plan

## EPC Graphs

- ![EPC Front Page](/listings/photos/173543426/326587) - EPC Front Page
- ![epc graph](/listings/photos/173543426/326598) - epc graph

## FENSA Certificates

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

### FENSA Certificate #10066913
- **Address:** 18 Valmar Road, LONDON, SE5 9NG
- **Certificate Issued:** 03/02/2014
- **Work Completed:** 18/12/2013
- **Items:** 5 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 FLAT B VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £430,000 | 21/09/2018 | Flat |
| 18 FLAT B VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £402,000 | 11/09/2015 | 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 |
|---------|-------|------|------|
| 10 FLAT A MORNA ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NJ | £430,000 | 19/12/2025 | Flat |
| CEDARTREE COURT, 54 FLAT 3 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NH | £275,000 | 12/12/2025 | Flat |
| [Same street] 3 APARTMENT 1 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £645,000 | 12/09/2025 | Flat |
| [Same street] 12 GROUND FLOOR FLAT VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £485,000 | 16/05/2025 | Flat |
| KING GEORGE COURT, 26 FLAT 11 COLDHARBOUR LANE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9SE | £400,000 | 21/02/2025 | Flat |
| 25B COLDHARBOUR LANE, LONDON, LAMBETH, GREATER LONDON, SE5 9NR | £450,000 | 11/12/2023 | Flat |
| 23 FLAT A COLDHARBOUR LANE, LONDON, LAMBETH, GREATER LONDON, SE5 9NR | £215,000 | 11/12/2023 | Flat |
| 23 FLAT B COLDHARBOUR LANE, LONDON, LAMBETH, GREATER LONDON, SE5 9NR | £400,000 | 11/12/2023 | Flat |
| 25 FLAT A COLDHARBOUR LANE, LONDON, LAMBETH, GREATER LONDON, SE5 9NR | £450,000 | 11/12/2023 | Flat |
| CALEB COURT, 1 FLAT 2 MILKWELL YARD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9PH | £390,000 | 06/10/2023 | Flat |
| BARNET HOUSE FLAT 11 CRAWFORD ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9HE | £320,000 | 26/09/2023 | Flat |
| [Same street] 40 & A HALF VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £875,000 | 22/08/2023 | Terraced |
| ELMTREE COURT, 56 FLAT 4 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NH | £302,500 | 31/07/2023 | Flat |
| 11B DANEVILLE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8SE | £310,500 | 12/12/2022 | Flat |
| [Same street] 9 SECOND FLOOR FLAT VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £547,000 | 02/12/2022 | Flat |
| 39 ALLENDALE CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE5 8SG | £355,000 | 14/11/2022 | Flat |
| 47 CRAWFORD ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NF | £370,000 | 02/11/2022 | Flat |
| [Same street] 26 FIRST FLOOR FLAT VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £425,000 | 26/09/2022 | Flat |
| [Same street] 8 FLAT 2 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £375,000 | 05/09/2022 | Flat |
| 14G COLDHARBOUR LANE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9PR | £445,000 | 01/09/2022 | Flat |
| 14H COLDHARBOUR LANE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9PR | £392,500 | 16/08/2022 | Flat |
| 4 FLAT C MORNA ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NJ | £560,000 | 20/07/2022 | Flat |
| 14B COLDHARBOUR LANE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9PR | £240,000 | 18/07/2022 | Flat |
| [Same street] 44 FLAT C VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £375,000 | 13/06/2022 | Flat |
| BARNET HOUSE FLAT 12 CRAWFORD ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9HE | £410,000 | 13/04/2022 | Flat |
| WITHAM HOUSE FLAT 12 CRAWFORD ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE5 9HG | £340,500 | 11/04/2022 | Flat |
| 62 ALLENDALE CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE5 8SG | £420,000 | 08/04/2022 | Flat |
| [Same street] 8 FLAT 1 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £493,640 | 21/03/2022 | Flat |
| [Same street] 4 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £595,000 | 17/12/2021 | Flat |
| [Same street] 12 FLAT C VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £425,000 | 17/09/2021 | Flat |
| [Same street] 3 APARTMENT 1 VALMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 9NG | £601,000 | 16/07/2021 | Flat |

**Street average:** £531,058 (11 sales)
**Area average:** £373,800 (20 sales)

## Price vs local average

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

- **Local average:** £451,917 (65 Flat, SE5, 2024–2026)
- **Deviation:** +5.1%

## Rental Range

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

- **Low:** £2,156/mo
- **Realistic:** £2,395/mo
- **Optimistic:** £2,635/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 Terraced House, Camberwell New Road, SE5 | £2,450/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Denmark Road, SE5 | £3,350/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Camberwell Church Street, SE5 | £2,550/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Baldwin Crescent, SE5 | £3,180/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, De Crespigny Park, SE5 | £2,275/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Coldharbour Lane, SE5 | £2,300/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Maisonette, Councillor Street, SE5 | £5,000/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Cameron House, SE5 | £2,250/mo | 2 | 0.44 miles | OpenRent |

**Average rent: £2,919/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £354/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*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:** 0%
- **10y growth:** 9.4%

## House Price Index (HM Land Registry)

*Official index for Southwark; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4.7%
- **5y growth (index):** -5%
- **10y growth (index):** -8.3%

## 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)