Sold House

8 TRIGON ROAD

LONDON, GREATER LONDON SW8 1NH

3 beds 1 baths 1,389 sq ft Listed 20 May 2024 (-735d)

£1,199,950

Reduced on 15 Jul 2024

Save

# 3 bedroom house for sale (SW8 1NH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 TRIGON ROAD, LONDON, GREATER LONDON SW8 1NH |
| Price | £1,199,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 129 m² |
| Last sold | £1,191,950 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £872/year
- **Est. upgrade cost to C:** £31,738

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£15)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2511-1140-2922-2585)

## Description

Pretty Trigon Road is a quiet tree lined residential street which sits closely to Oval and Vauxhall stations, with frequent Victoria, Northern and South West Rail services. A wide variety of local pubs and eateries are just around the corner.

**Tenure:** Freehold

**Council Tax Band:** F

## Property Photos

- ![Photo](/listings/photos/148173524/419972)
- ![Photo](/listings/photos/148173524/419973)
- ![Photo](/listings/photos/148173524/419974)
- ![Photo](/listings/photos/148173524/419975)
- ![Photo](/listings/photos/148173524/419976)
- ![Photo](/listings/photos/148173524/419977)
- ![Photo](/listings/photos/148173524/419978)
- ![Photo](/listings/photos/148173524/419979)
- ![Photo](/listings/photos/148173524/419980)
- ![Photo](/listings/photos/148173524/419981)

## Floorplans

- ![Floorplan 1](/listings/photos/148173524/419982) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/148173524/419983) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH | £1,191,950 | 13/01/2025 | Terraced |
| 8 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH | £235,000 | 03/12/1999 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 OFFLEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0LS | £8,000 | 23/09/2025 | Other |
| 8 CLAYLANDS ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NY | £20,000 | 09/03/2023 | Other |
| [Same street] 30 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH | £1,315,000 | 16/12/2022 | Terraced |
| [Same street] 32 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH | £1,100,000 | 30/09/2022 | Semi-detached |
| [Same street] 18 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH | £1,100,000 | 27/09/2022 | Terraced |
| [Same street] 38 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH | £1,160,000 | 12/08/2022 | Terraced |
| 10A OFFLEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0LS | £435,000 | 29/07/2022 | Other |
| 28 RICHBORNE TERRACE, LONDON, LAMBETH, GREATER LONDON, SW8 1AU | £15,000 | 22/12/2021 | Other |
| 22 CLAPHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0JG | £1,150,000 | 28/09/2021 | Other |

**Street average:** £1,168,750 (4 sales)
**Area average:** £325,600 (5 sales)

## Price vs local average

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

- **Local average:** £342,667 (3 Other, SW8, 2024–2026)
- **Deviation:** +250.2%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £316,125
- **Target investor price (1%):** £252,900

*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:** £9,302/m²

## Capital growth trend

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

- **5y growth:** 1448.3%
- **10y growth:** 84.2%

## House Price Index (HM Land Registry)

*Official index for Lambeth; All dwelling types series; as of February 2026.*

- **1y growth (index):** -3%
- **5y growth (index):** -3.8%
- **10y growth (index):** 2.7%

## 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

FREEHOLD

Floor area

129 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£1,191,950 Jan 2025

Price per m²

£9,302/m²

Local average

£342,667 (+250.2%)

Deprivation

Decile 5 (15,569 of 33,755)

Street crime

1458 incidents within 1 mile (Mar 2026)

Key features

Victorian Home
Fabulous Location
Large Rear Garden
High Ceilings
No Onward Chain
Character Features

Additional details

Garden: Yes

Description

A wonderful early Victorian three bedroom home split over three floors. This well maintained property provides flexible living space, high ceilings, a large rear garden and is being sold with no onward chain.

Pretty Trigon Road is a quiet tree lined residential street which sits closely to Oval and Vauxhall stations, with frequent Victoria, Northern and South West Rail services. A wide variety of local pubs and eateries are just around the corner.

Tenure: Freehold
Council Tax Band: F

Listed by

Kennington

Dexters

Reference: 148173524

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 29/04/2022

Current heating cost: £872/year

Potential heating cost: £462/year

Est. upgrade cost to C: £31,738

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£15)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

407% since 1999

Event	Date	Price	% change
Sold	13/01/2025 (1 year ago)	£1,191,950	+407.2%
Sold	03/12/1999 (26 years ago)	£235,000	—

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
34 OFFLEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0LS	£8,000	23/09/2025	Other
8 CLAYLANDS ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NY	£20,000	09/03/2023	Other
Same street 30 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH	£1,315,000	16/12/2022	Terraced
Same street 32 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH	£1,100,000	30/09/2022	Semi-detached
Same street 18 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH	£1,100,000	27/09/2022	Terraced
Same street 38 TRIGON ROAD, LONDON, LAMBETH, GREATER LONDON, SW8 1NH	£1,160,000	12/08/2022	Terraced
10A OFFLEY ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0LS	£435,000	29/07/2022	Other
28 RICHBORNE TERRACE, LONDON, LAMBETH, GREATER LONDON, SW8 1AU	£15,000	22/12/2021	Other
22 CLAPHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW9 0JG	£1,150,000	28/09/2021	Other

Street average: £1,168,750 (4 sales)

Area average: £325,600 (5 sales)

Capital growth trend

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

5y growth 1448.3%

10y growth 84.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Lambeth. Series: All dwelling types. As of February 2026.

1y (index) -3%

5y (index) -3.8%

10y (index) 2.7%

Rental Range

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

Low £2,276/mo

Realistic £2,529/mo

Optimistic £2,782/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW8 1NH

Nearby

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

Type	Name	Distance
Shop	Price Cutter	0.0 miles
Shop	E&J's Offy	0.1 miles
Bus stop	Fentiman Road	0.1 miles
Train station	Oval	0.2 miles
University	University of Wales Trinity Saint David London Campus	0.3 miles
Train station	Vauxhall	0.5 miles
University	University of the Arts London	0.8 miles
Hospital	Lambeth Hospital	1.1 miles
Hospital	Vincent Square Clinic	1.1 miles

Street-level crime

Category	Count
Violence and sexual offences	316
Anti-social behaviour	273
Theft from the person	187
Shoplifting	138
Other theft	125
Public order	63
Robbery	58
Vehicle crime	58
Criminal damage and arson	56
Burglary	49
Drugs	48
Bicycle theft	38
Other crime	26
Possession of weapons	23
Total incidents	1458

Within 1 mile during Mar 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
Ashmole Primary School	Primary	0.1 miles	Outstanding — 9 Jan 2017
Reay Primary School	Primary	0.2 miles	— (Inspected (no overall grade))
St Stephen's Church of England Primary School	Primary	0.3 miles	Good — 10 Jun 2019
St Mark's Church of England Primary School	Primary	0.3 miles	Good — 14 Oct 2019
Henry Fawcett Primary School	Primary	0.3 miles	Good — 9 Sep 2024

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.21%

Max investor price (0.8%) £316,125

Target investor price (1%) £252,900

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).