Sold Flat

FLAT A

7 HAYCROFT ROAD, LONDON, GREATER LONDON SW2 5HY

3 beds 1 baths Listed 21 Mar 2025 (-428d)

£785,000

Reduced on 12 Nov 2024

Save

# 3 bedroom flat for sale (SW2 5HY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT A, 7 HAYCROFT ROAD, LONDON, GREATER LONDON SW2 5HY |
| Price | £785,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £690,000 Oct 2018 |

## Description

A spacious three bedroom ground floor garden flat stretching over 1000 square feet.

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

**Tenure:** Share Of Freehold **Lease Years Remaining:** 989

**Service Charge:** £75 (Monthly)

**Council Tax Band:** D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/159687605/423549)
- ![Photo](/listings/photos/159687605/423550)
- ![Photo](/listings/photos/159687605/423551)
- ![Photo](/listings/photos/159687605/423552)
- ![Photo](/listings/photos/159687605/423553)
- ![Photo](/listings/photos/159687605/423554)
- ![Photo](/listings/photos/159687605/423556)

## Floorplans

- ![Floorplan 1](/listings/photos/159687605/423557) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/159687605/423558) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #320300
- **Address:** 7 Haycroft Road, LONDON, SW2 5HY
- **Certificate Issued:** 14/02/2003
- **Work Completed:** 12/09/2002
- **Items:** 17 window(s), 1 door(s)

### FENSA Certificate #317031
- **Address:** 7 Haycroft Road, LONDON, SW2 5HY
- **Certificate Issued:** 14/02/2003
- **Work Completed:** 12/09/2002
- **Items:** 17 window(s), 1 door(s)

### FENSA Certificate #280897
- **Address:** 7 Haycroft Road, LONDON, SW2 5HY
- **Certificate Issued:** 16/01/2003
- **Work Completed:** 12/09/2002
- **Items:** 17 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 FLAT A HAYCROFT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HY | £690,000 | 26/10/2018 | Flat |
| 7 FLAT A HAYCROFT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HY | £330,000 | 01/06/2010 | 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 |
| 19 FIRST FLOOR FLAT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW | £475,000 | 08/01/2026 | Flat |
| 73 FLAT 2 HAYTER ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5AD | £510,000 | 12/12/2025 | 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 |
| 47 HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BP | £743,000 | 16/06/2023 | 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 |
| 9 FIRST FLOOR FLAT AT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW | £450,000 | 06/04/2023 | Flat |
| 9 FIRST FLOOR FLAT AT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW | £430,000 | 20/01/2023 | 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 |
| 70 FLAT 2 BONHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HG | £510,000 | 14/11/2022 | 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:** £569,734 (20 sales)

## Price vs local average

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

- **Local average:** £473,945 (107 Flat, SW2, 2024–2026)
- **Deviation:** +65.6%

## 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 | 0.25 miles | OpenRent |

**Average rent: £800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.1% (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:** 1.2%
- **Cost-to-rent:** 81.8×
- **Monthly cashflow:** £-2,396/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12.6%

*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:** -1.8%
- **10y growth:** 11.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.9%
- **5y growth (index):** -6.2%
- **10y growth (index):** -0.6%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

/ 7

Property details

Tenure

SHARE_OF_FREEHOLD

Last sold

£690,000 Oct 2018

Local average

£473,945 (+65.6%)

Deprivation

Decile 5 (15,151 of 33,755)

Street crime

1462 incidents within 1 mile (Mar 2026)

Key features

Three double bedrooms
Ground floor
South facing garden
Large reception space
Share of freehold
Energy rating: D

Additional details

Garden: Yes

Description

A spacious three bedroom ground floor garden flat stretching over 1000 square feet.

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

Tenure: Share Of Freehold Lease Years Remaining: 989
Service Charge: £75 (Monthly)
Council Tax Band: D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Clapham

Dexters

Reference: 159687605

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #320300

Property Details

Street: 7 Haycroft Road

Town: LONDON

Postcode: SW2 5HY

Installation Details

Items: 17 windows and 1 door

Certificate Issued: 14/02/2003

Work Completed: 12/09/2002

This certificate data was retrieved from FENSA's database

FENSA Certificate #317031

Property Details

Street: 7 Haycroft Road

Town: LONDON

Postcode: SW2 5HY

Installation Details

Items: 17 windows and 1 door

Certificate Issued: 14/02/2003

Work Completed: 12/09/2002

This certificate data was retrieved from FENSA's database

FENSA Certificate #280897

Property Details

Street: 7 Haycroft Road

Town: LONDON

Postcode: SW2 5HY

Installation Details

Items: 17 windows and 1 door

Certificate Issued: 16/01/2003

Work Completed: 12/09/2002

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

109% since 2010

Event	Date	Price	% change
Sold	26/10/2018 (7 years ago)	£690,000	+109.1%
Sold	01/06/2010 (15 years ago)	£330,000	—

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
21 FLAT 1 TRENT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BJ	£590,900	22/01/2026	Flat
19 FIRST FLOOR FLAT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW	£475,000	08/01/2026	Flat
73 FLAT 2 HAYTER ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5AD	£510,000	12/12/2025	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
47 HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BP	£743,000	16/06/2023	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
9 FIRST FLOOR FLAT AT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW	£450,000	06/04/2023	Flat
9 FIRST FLOOR FLAT AT HORSFORD ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5BW	£430,000	20/01/2023	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
70 FLAT 2 BONHAM ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 5HG	£510,000	14/11/2022	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: £569,734 (20 sales)

Capital growth trend

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

5y growth -1.8%

10y growth 11.4%

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

1y (index) -3.9%

5y (index) -6.2%

10y (index) -0.6%

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 Inner South East London: £1,945/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW2 5HY

Nearby

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

Type	Name	Distance
Shop	Hearn Bros. Garage	0.2 miles
Shop	Sainsbury's Local	0.2 miles
Bus stop	Blenheim Gardens	0.2 miles
Bus stop	Brixton Water Lane	0.2 miles
Train station	Brixton	0.6 miles
Hospital	King's College Hospital Emergency Department	1.6 miles
Hospital	Dental Hospital	1.6 miles
University	University of Wales Trinity Saint David London Campus	1.7 miles
University	Horton Halls Reception	2.7 miles

Street-level crime

Category	Count
Violence and sexual offences	335
Anti-social behaviour	264
Shoplifting	130
Vehicle crime	129
Other theft	114
Theft from the person	108
Public order	69
Robbery	68
Burglary	63
Drugs	61
Criminal damage and arson	60
Bicycle theft	28
Other crime	23
Possession of weapons	10
Total incidents	1462

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
Corpus Christi Catholic Primary School	Primary	0.1 miles	Outstanding — 14 Jun 2024
Trinity Academy	Secondary	0.2 miles	Good — 19 Jun 2017
South Bank University Sixth Form	Other	0.2 miles	— (No rating)
JUS Education	Other	0.2 miles	— (No rating)
Harris Clapham Sixth Form	Other	0.2 miles	— (No rating)

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	0.25 miles	OpenRent

Average rent: £800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.1%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 1.2%

Cost-to-rent ratio 81.8×

Monthly cashflow £-2,396/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -12.6%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).