# 4 bedroom semi-detached house for sale (SW12 0AY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 LEXTON GARDENS, LONDON, GREATER LONDON SW12 0AY |
| Price | £800,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | E |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 130 m² |
| Last sold | £850,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £586/year
- **Est. upgrade cost to C:** £19,540

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£40)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2593-5610-0971-9112-1141)

## Description

A spacious four-bedroom, three-bathroom semi-detached 1930s family home, offering off-street parking, a garage, and a substantial private south-facing garden. Situated on a quiet residential road in Balham, this property has been in the same family for many years and is now in need of modernisation, making it an excellent opportunity for buyers looking to add their own personal touch. The property will be sold via secure sale. Terms & Conditions apply. Starting Offers £800,000.

Lexton Gardens is conveniently located between Balham and Streatham Hill, just outside the highly desirable Telford Park Conservation Area. The area benefits from excellent transport links, including nearby bus routes, as well as underground and mainline services via Balham and Streatham Hill stations. Tooting Bec Common is also within easy reach, and the property is close to several highly rated schools, making it ideal for families.

Viewings exclusively on 31st October.

Auction ends 25th November.

## Property Photos

- ![Picture No. 28](/listings/photos/153449159/545107) - Picture No. 28
- ![Picture No. 26](/listings/photos/153449159/545115) - Picture No. 26
- ![Picture No. 23](/listings/photos/153449159/545120) - Picture No. 23
- ![Picture No. 12](/listings/photos/153449159/545124) - Picture No. 12
- ![Picture No. 25](/listings/photos/153449159/545129) - Picture No. 25
- ![Picture No. 22](/listings/photos/153449159/545133) - Picture No. 22
- ![Picture No. 07](/listings/photos/153449159/545137) - Picture No. 07
- ![Picture No. 11](/listings/photos/153449159/545140) - Picture No. 11
- ![Picture No. 10](/listings/photos/153449159/545147) - Picture No. 10
- ![Picture No. 06](/listings/photos/153449159/545148) - Picture No. 06
- ![Picture No. 16](/listings/photos/153449159/545157) - Picture No. 16
- ![Picture No. 18](/listings/photos/153449159/545162) - Picture No. 18
- ![Google Maps Image](/listings/photos/153449159/545164) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/153449159/545171) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/153449159/545175) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #6678251
- **Address:** 15 Lexton Gardens, LONDON, SW12 0AY
- **Certificate Issued:** 13/07/2009
- **Work Completed:** 29/06/2009
- **Items:** 4 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 LEXTON GARDENS, LONDON, LAMBETH, GREATER LONDON, SW12 0AY | £850,000 | 07/01/2025 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 27 LEXTON GARDENS, LONDON, LAMBETH, GREATER LONDON, SW12 0AY | £745,000 | 02/11/2023 | Semi-detached |
| 8 THORNTON GARDENS, LONDON, LAMBETH, GREATER LONDON, SW12 0LG | £1,240,000 | 25/08/2023 | Semi-detached |
| [Same street] 24 LEXTON GARDENS, LONDON, LAMBETH, GREATER LONDON, SW12 0AY | £870,000 | 01/06/2023 | Semi-detached |
| [Same street] 14 LEXTON GARDENS, LONDON, LAMBETH, GREATER LONDON, SW12 0AY | £845,000 | 27/04/2023 | Semi-detached |
| 2 THORNTON GARDENS, LONDON, LAMBETH, GREATER LONDON, SW12 0LG | £1,405,000 | 16/12/2022 | Semi-detached |
| 6 THORNTON AVENUE, LONDON, LAMBETH, GREATER LONDON, SW2 4HH | £2,400,000 | 31/03/2022 | Semi-detached |
| 53 KIRKSTALL ROAD, STREATHAM HILL, LONDON, LAMBETH, GREATER LONDON, SW2 4HE | £895,000 | 14/01/2022 | Semi-detached |
| 7 COPTHORNE AVENUE, LONDON, LAMBETH, GREATER LONDON, SW12 0JZ | £1,430,000 | 27/09/2021 | Semi-detached |
| 11 KIRKSTALL GARDENS, LONDON, LAMBETH, GREATER LONDON, SW2 4HR | £765,000 | 30/06/2021 | Semi-detached |

**Street average:** £820,000 (3 sales)
**Area average:** £1,355,833 (6 sales)

## Price vs local average

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

- **Local average:** £1,879,321 (9 Semi-detached, SW12, 2024–2026)
- **Deviation:** -57.4%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Tenbury Court, SW2 | £3,500/mo | 4 | 0.06 miles | OpenRent |

**Average rent: £3,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-25/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.1%

*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).*

## Price per Square Metre

- **£/m²:** £6,154/m²

## Capital growth trend

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

- **5y growth:** -7.5%
- **10y growth:** 44.6%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Semi-detached series; as of February 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 3.5%
- **10y growth (index):** 12.8%

## 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)