# 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:** -4%
- **10y growth:** 6.7%

## 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)