Sold STC Flat

FLAT 5

116 CHRISTCHURCH ROAD, LONDON, GREATER LONDON SW2 3DF

2 beds 1 baths 63 m² Listed 2 Jan 2025 (-527d)

£375,000

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# 2 bedroom flat for sale (SW2 3DF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 116 CHRISTCHURCH ROAD, LONDON, GREATER LONDON SW2 3DF |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £355,000 Mar 2025 |

## Description

A bright and airy period conversion located on a popular residential street within close proximity to transport links and local amenities.

This well presented top floor period conversion offers a generous living room/ kitchen, bathroom and two double bedrooms. The property has been well maintained and is in excellent condition throughout.

## Property Photos

- ![Photo](/listings/photos/156402914/421549)
- ![Photo](/listings/photos/156402914/421550)
- ![Photo](/listings/photos/156402914/421551)
- ![Photo](/listings/photos/156402914/421552)
- ![Photo](/listings/photos/156402914/421553)
- ![Photo](/listings/photos/156402914/421554)
- ![Photo](/listings/photos/156402914/421555)
- ![Photo](/listings/photos/156402914/421556)
- ![Photo](/listings/photos/156402914/421557)
- ![Photo](/listings/photos/156402914/421558)

## Floorplans

- ![Floorplan 1](/listings/photos/156402914/421559) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/156402914/421560) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 116 FLAT 5 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £355,000 | 27/03/2025 | Flat |
| 116 FLAT 5 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £343,000 | 27/11/2014 | 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 |
|---------|-------|------|------|
| KINGSDOWN POINT, 136 FLAT 6 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JZ | £278,000 | 28/11/2025 | Flat |
| 2B PROBYN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LH | £480,000 | 15/12/2023 | Flat |
| [Same street] 128 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £310,000 | 01/12/2023 | Flat |
| [Same street] 104 FLAT D CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £240,000 | 22/11/2023 | Flat |
| [Same street] 126 FLAT 1 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £320,000 | 07/11/2023 | Flat |
| 1 FLAT 4 LANERCOST CLOSE, LONDON, LAMBETH, GREATER LONDON, SW2 3DS | £325,000 | 25/10/2023 | Flat |
| 76 FLAT 1 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DE | £480,000 | 12/10/2023 | Flat |
| 188 SECOND FLOOR FLAT TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BU | £415,000 | 12/10/2023 | Flat |
| 115 GROUND FLOOR FLAT PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB | £525,000 | 22/09/2023 | Flat |
| MASKALL CLOSE FLAT 41 HIGH TREES, LONDON, LAMBETH, GREATER LONDON, SW2 3PH | £350,000 | 31/08/2023 | Flat |
| 105 FLAT 1 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB | £800,000 | 31/08/2023 | Flat |
| 4 FLAT B PROBYN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LH | £355,000 | 14/07/2023 | Flat |
| [Same street] FLAT B, 94 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £535,000 | 30/06/2023 | Flat |
| [Same street] 116 FLAT 3 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £285,000 | 09/06/2023 | Flat |
| 97 FLAT 3 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB | £340,000 | 28/04/2023 | Flat |
| AXFORD HOUSE, 1 FLAT 3 HARDEL RISE, LONDON, LAMBETH, GREATER LONDON, SW2 3DX | £295,000 | 05/04/2023 | Flat |
| PALACE MANSIONS, 153 FLAT 10 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LF | £215,000 | 20/01/2023 | Flat |
| 2 KINFAUNS ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JL | £370,100 | 16/12/2022 | Flat |
| [Same street] 124 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £375,000 | 15/12/2022 | Flat |
| 74 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DE | £522,500 | 17/11/2022 | Flat |
| 94 FLAT 4 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JZ | £387,500 | 14/10/2022 | Flat |
| 102 FLAT 5 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JZ | £553,000 | 11/10/2022 | Flat |
| BALDWIN HOUSE FLAT 19 TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BZ | £331,000 | 03/10/2022 | Flat |
| [Same street] 128 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £535,000 | 30/09/2022 | Flat |
| 55 FLAT 5 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB | £430,000 | 26/09/2022 | Flat |
| 129 FLAT A PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LD | £515,000 | 12/08/2022 | Flat |
| [Same street] 94 FLAT C CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £496,000 | 08/08/2022 | Flat |
| 82 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DE | £500,000 | 25/07/2022 | Flat |
| [Same street] 94A CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £673,000 | 29/04/2022 | Flat |
| [Same street] 116A CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £460,000 | 11/04/2022 | Flat |
| [Same street] FLAT D, 94 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £431,000 | 31/03/2022 | Flat |
| [Same street] 104A CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £572,500 | 14/12/2021 | Flat |
| [Same street] 98 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £326,000 | 08/09/2021 | Flat |
| [Same street] 128 FLAT 5 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £282,000 | 20/08/2021 | Flat |
| [Same street] 102 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF | £407,000 | 30/06/2021 | Flat |

**Street average:** £416,500 (15 sales)
**Area average:** £423,355 (20 sales)

## Price vs local average

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

- **Local average:** £473,945 (107 Flat, SW2, 2024–2026)
- **Deviation:** -20.9%

## 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):** £1,546/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 Flat, Romola Road, SE24 | £1,995/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Norwood Road, SE24 | £2,750/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £2,373/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £296,625
- **Target investor price (1%):** £237,300

*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 £2,373/mo).*

- **Gross yield:** 7.6%
- **Cost-to-rent:** 13.2×
- **Monthly cashflow:** £634/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7%

*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:** -5.1%
- **10y growth:** 4.7%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

63 m²

Last sold

£355,000 Mar 2025

Local average

£473,945 (-20.9%)

Deprivation

Decile 4 (10,500 of 33,755)

Street crime

653 incidents within 1 mile (Apr 2026)

Key features

724 SQFT
Top floor period flat
Open kitchen/living area
Two double bedrooms
Bathroom
EPC rating D

Description

A bright and airy period conversion located on a popular residential street within close proximity to transport links and local amenities.

This well presented top floor period conversion offers a generous living room/ kitchen, bathroom and two double bedrooms. The property has been well maintained and is in excellent condition throughout.

Listed by

Streatham

The Lomond Group

Reference: 156402914

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

Price history

3% since 2014

Event	Date	Price	% change
Sold	27/03/2025 (1 year ago)	£355,000	+3.5%
Sold	27/11/2014 (11 years ago)	£343,000	—

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
KINGSDOWN POINT, 136 FLAT 6 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JZ	£278,000	28/11/2025	Flat
2B PROBYN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LH	£480,000	15/12/2023	Flat
Same street 128 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£310,000	01/12/2023	Flat
Same street 104 FLAT D CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£240,000	22/11/2023	Flat
Same street 126 FLAT 1 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£320,000	07/11/2023	Flat
1 FLAT 4 LANERCOST CLOSE, LONDON, LAMBETH, GREATER LONDON, SW2 3DS	£325,000	25/10/2023	Flat
76 FLAT 1 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DE	£480,000	12/10/2023	Flat
188 SECOND FLOOR FLAT TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BU	£415,000	12/10/2023	Flat
115 GROUND FLOOR FLAT PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB	£525,000	22/09/2023	Flat
MASKALL CLOSE FLAT 41 HIGH TREES, LONDON, LAMBETH, GREATER LONDON, SW2 3PH	£350,000	31/08/2023	Flat
105 FLAT 1 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB	£800,000	31/08/2023	Flat
4 FLAT B PROBYN ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LH	£355,000	14/07/2023	Flat
Same street FLAT B, 94 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£535,000	30/06/2023	Flat
Same street 116 FLAT 3 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£285,000	09/06/2023	Flat
97 FLAT 3 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB	£340,000	28/04/2023	Flat
AXFORD HOUSE, 1 FLAT 3 HARDEL RISE, LONDON, LAMBETH, GREATER LONDON, SW2 3DX	£295,000	05/04/2023	Flat
PALACE MANSIONS, 153 FLAT 10 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LF	£215,000	20/01/2023	Flat
2 KINFAUNS ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JL	£370,100	16/12/2022	Flat
Same street 124 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£375,000	15/12/2022	Flat
74 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DE	£522,500	17/11/2022	Flat
94 FLAT 4 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JZ	£387,500	14/10/2022	Flat
102 FLAT 5 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3JZ	£553,000	11/10/2022	Flat
BALDWIN HOUSE FLAT 19 TULSE HILL, LONDON, LAMBETH, GREATER LONDON, SW2 3BZ	£331,000	03/10/2022	Flat
Same street 128 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£535,000	30/09/2022	Flat
55 FLAT 5 PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LB	£430,000	26/09/2022	Flat
129 FLAT A PALACE ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3LD	£515,000	12/08/2022	Flat
Same street 94 FLAT C CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£496,000	08/08/2022	Flat
82 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DE	£500,000	25/07/2022	Flat
Same street 94A CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£673,000	29/04/2022	Flat
Same street 116A CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£460,000	11/04/2022	Flat
Same street FLAT D, 94 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£431,000	31/03/2022	Flat
Same street 104A CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£572,500	14/12/2021	Flat
Same street 98 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£326,000	08/09/2021	Flat
Same street 128 FLAT 5 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£282,000	20/08/2021	Flat
Same street 102 FLAT 2 CHRISTCHURCH ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 3DF	£407,000	30/06/2021	Flat

Street average: £416,500 (15 sales)

Area average: £423,355 (20 sales)

Capital growth trend

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

5y growth -5.1%

10y growth 4.7%

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

1y (index) -2.5%

5y (index) -8.3%

10y (index) -2.6%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 116 CHRISTCHURCH ROAD RESIDENTS ASSOCIATION LIMITED (3690331)

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: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW2 3DF

Nearby

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

Type	Name	Distance
Bus stop	Hardel Rise	0.1 miles
Bus stop	Christchurch Road / Hillside Road	0.1 miles
Shop	Glow & Beauty	0.1 miles
Shop	Beds 4U	0.1 miles
Train station	Tulse Hill	0.2 miles
Train station	West Norwood	0.7 miles
Hospital	British Home & Hospital for Incurables	1.2 miles
Hospital	King's College Hospital Emergency Department	2.1 miles
University	University of Wales Trinity Saint David London Campus	2.7 miles
University	Horton Halls Reception	3.0 miles

Street-level crime

Category	Count
Anti-social behaviour	161
Violence and sexual offences	160
Vehicle crime	55
Public order	48
Other theft	44
Shoplifting	34
Burglary	33
Criminal damage and arson	31
Theft from the person	26
Drugs	17
Robbery	17
Bicycle theft	13
Other crime	7
Possession of weapons	7
Total incidents	653

Within 1 mile during Apr 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
Fenstanton Primary School	Primary	0.2 miles	Requires improvement — 5 Nov 2023
City Heights E-ACT Academy	Secondary	0.2 miles	Good — 13 Dec 2021
The Elmgreen School	Secondary	0.3 miles	Good — 21 Sep 2022
Streatham Wells Primary	Primary	0.3 miles	Outstanding — 14 Mar 2024
Hitherfield Primary School	Primary	0.4 miles	— (Inspected (no overall grade))

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 Flat, Romola Road, SE24	£1,995/mo	2	0.24 miles	OpenRent
2 Bed Flat, Norwood Road, SE24	£2,750/mo	2	0.32 miles	OpenRent

Average rent: £2,373/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £296,625

Target investor price (1%) £237,300

Gross yield 7.6%

Cost-to-rent ratio 13.2×

Monthly cashflow £634/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7%

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).