# 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 | | Construction age | England and Wales: before 1900 | | Floor area | 63 m² | | Last sold | £355,000 Mar 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 08/11/2030 - **Current heating cost:** £467/year - **Est. upgrade cost to C:** £35 ### Recommendations - E (£35) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0510-3129-2009-0861-2202) ## 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 ## 1% Rule - **Rent ratio:** 0.67% (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:** £5,952/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -6.9% - **10y growth:** 1.6% ## 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)