Sold STC Flat

FLAT 52

THE HIGH, STREATHAM HIGH ROAD, LONDON, GREATER LONDON SW16 1EY

2 beds 1 baths 947 sq ft Listed 6 Sep 2024 (-626d)

£450,000

Guide Price

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# 2 bedroom flat for sale (SW16 1EY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 52, THE HIGH, STREATHAM HIGH ROAD, LONDON, GREATER LONDON SW16 1EY |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 88 m² |
| Last sold | £445,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £496/year

### Recommendations
- Q (14,000)
- O (6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8071-7127-6460-4367-1902)

## Description

GUIDE PRICE £450,000 - £475,000. Set in a prime Streatham Hill location is this purpose built flat in a sought after development complete with a communal garden to the rear.

This larger than average two double bedroom property which measures at almost 1000sqft and comprises a large living room, further reception room, modern kitchen and a four piece bathroom.

## Property Photos

- ![Photo](/listings/photos/152138405/381806)
- ![Photo](/listings/photos/152138405/381807)
- ![Photo](/listings/photos/152138405/381808)
- ![Photo](/listings/photos/152138405/381809)
- ![Photo](/listings/photos/152138405/381810)
- ![Photo](/listings/photos/152138405/381811)
- ![Photo](/listings/photos/152138405/381812)
- ![Photo](/listings/photos/152138405/381813)

## Floorplans

- ![Floorplan 1](/listings/photos/152138405/381814) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/152138405/381815) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE HIGH FLAT 52 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1EY | £445,000 | 26/03/2025 | Flat |
| THE HIGH FLAT 52 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1EY | £455,500 | 11/10/2019 | Flat |
| THE HIGH FLAT 52 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1EY | £350,000 | 09/04/2019 | 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 |
|---------|-------|------|------|
| STREATHAM COURT FLAT 20 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1DL | £407,500 | 26/01/2026 | Flat |
| 33 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX | £580,000 | 16/01/2026 | Flat |
| 37 FLAT A NORFOLK HOUSE ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 1JJ | £650,000 | 05/12/2025 | Flat |
| LEIGHAM HALL FLAT 15 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1DN | £405,000 | 31/10/2025 | Flat |
| 19 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX | £500,000 | 31/07/2025 | Flat |
| THE HIGH FLAT 36 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1HE | £250,000 | 11/07/2025 | Flat |
| THE HIGH FLAT 36 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1HE | £250,000 | 11/07/2025 | Flat |
| 50 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SY | £485,000 | 17/04/2025 | Flat |
| 17 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX | £475,000 | 27/03/2025 | Flat |
| THE HIGH FLAT 79 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1EZ | £254,000 | 30/11/2023 | Flat |
| ENDSLEIGH MANSIONS FLAT 35 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DP | £420,000 | 03/11/2023 | Flat |
| HOLMLEIGH COURT FLAT 28 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2XA | £450,000 | 27/10/2023 | Flat |
| LEIGHAM HALL FLAT 36 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1DN | £425,000 | 18/10/2023 | Flat |
| RAEBARN COURT FLAT 12 GRACEFIELD GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2TA | £290,000 | 25/08/2023 | Flat |
| 47 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX | £531,000 | 21/07/2023 | Flat |
| BEAUCLERK HOUSE FLAT 5 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2TQ | £400,000 | 20/07/2023 | Flat |
| MANOR COURT FLAT 1A LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DS | £437,050 | 03/07/2023 | Flat |
| 1 NORFOLK HOUSE ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 1JL | £611,000 | 26/06/2023 | Flat |
| ENDSLEIGH MANSIONS FLAT 36 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DP | £260,000 | 14/06/2023 | Flat |
| ENDSLEIGH MANSIONS FLAT 33 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DP | £495,000 | 26/05/2023 | Flat |

**Area average:** £428,778 (20 sales)

## Price vs local average

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

- **Local average:** £388,412 (151 Flat, SW16, 2024–2026)
- **Deviation:** +15.9%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, Kingscourt Road, SW16 | £2,650/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Pinfold Road, SW16 | £2,000/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £2,325/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £290,625
- **Target investor price (1%):** £232,500

*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 £2,325/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.1×
- **Monthly cashflow:** £295/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.7%

*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).*

## Price per Square Metre

- **£/m²:** £5,114/m²

## Capital growth trend

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

- **5y growth:** 8.6%
- **10y growth:** 0.5%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

88 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£445,000 Mar 2025

Price per m²

£5,114/m²

Local average

£388,412 (+15.9%)

Deprivation

Decile 6 (19,440 of 33,755)

Street crime

662 incidents within 1 mile (Mar 2026)

Key features

992 SQFT
Stunning flat
Large reception room(s)
Two double bedrooms
Four piece bathroom
Stylish kitchen
Communal garden
EPC rating C

Description

GUIDE PRICE £450,000 - £475,000. Set in a prime Streatham Hill location is this purpose built flat in a sought after development complete with a communal garden to the rear.
This larger than average two double bedroom property which measures at almost 1000sqft and comprises a large living room, further reception room, modern kitchen and a four piece bathroom.

Listed by

Streatham

The Lomond Group

Reference: 152138405

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 03/03/2019

Current heating cost: £496/year

Potential heating cost: £221/year

Recommendations

50 mm internal or external wall insulation (14,000)
Replace single glazed windows with low-E double glazing (6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

27% since 2019

Event	Date	Price	% change
Sold	26/03/2025 (1 year ago)	£445,000	-2.3%
Sold	11/10/2019 (6 years ago)	£455,500	+30.1%
Sold	09/04/2019 (7 years ago)	£350,000	—

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
STREATHAM COURT FLAT 20 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1DL	£407,500	26/01/2026	Flat
33 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX	£580,000	16/01/2026	Flat
37 FLAT A NORFOLK HOUSE ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 1JJ	£650,000	05/12/2025	Flat
LEIGHAM HALL FLAT 15 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1DN	£405,000	31/10/2025	Flat
19 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX	£500,000	31/07/2025	Flat
THE HIGH FLAT 36 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1HE	£250,000	11/07/2025	Flat
THE HIGH FLAT 36 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1HE	£250,000	11/07/2025	Flat
50 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SY	£485,000	17/04/2025	Flat
17 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX	£475,000	27/03/2025	Flat
THE HIGH FLAT 79 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1EZ	£254,000	30/11/2023	Flat
ENDSLEIGH MANSIONS FLAT 35 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DP	£420,000	03/11/2023	Flat
HOLMLEIGH COURT FLAT 28 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2XA	£450,000	27/10/2023	Flat
LEIGHAM HALL FLAT 36 STREATHAM HIGH ROAD, LONDON, LAMBETH, GREATER LONDON, SW16 1DN	£425,000	18/10/2023	Flat
RAEBARN COURT FLAT 12 GRACEFIELD GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2TA	£290,000	25/08/2023	Flat
47 WOODLEIGH GARDENS, LONDON, LAMBETH, GREATER LONDON, SW16 2SX	£531,000	21/07/2023	Flat
BEAUCLERK HOUSE FLAT 5 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2TQ	£400,000	20/07/2023	Flat
MANOR COURT FLAT 1A LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DS	£437,050	03/07/2023	Flat
1 NORFOLK HOUSE ROAD, STREATHAM, LONDON, LAMBETH, GREATER LONDON, SW16 1JL	£611,000	26/06/2023	Flat
ENDSLEIGH MANSIONS FLAT 36 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DP	£260,000	14/06/2023	Flat
ENDSLEIGH MANSIONS FLAT 33 LEIGHAM AVENUE, LONDON, LAMBETH, GREATER LONDON, SW16 2DP	£495,000	26/05/2023	Flat

Area average: £428,778 (20 sales)

Capital growth trend

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

5y growth 8.6%

10y growth 0.5%

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 Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW16 1EY

Address

Streatham High Road

Nearby

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

Type	Name	Distance
Shop	Savers	0.0 miles
Shop	Kaspa's	0.0 miles
Bus stop	Kingscourt Road	0.0 miles
Train station	Streatham Hill	0.3 miles
Train station	Streatham	0.6 miles
Hospital	British Home & Hospital for Incurables	1.2 miles
University	Horton Halls Reception	2.2 miles
Hospital	King's College Hospital Emergency Department	2.8 miles
University	University of Wales Trinity Saint David London Campus	3.2 miles

Street-level crime

Category	Count
Violence and sexual offences	178
Anti-social behaviour	164
Other theft	56
Criminal damage and arson	46
Vehicle crime	39
Shoplifting	34
Drugs	30
Public order	30
Burglary	28
Theft from the person	21
Robbery	20
Other crime	8
Bicycle theft	4
Possession of weapons	4
Total incidents	662

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
The Livity School	Other	0.2 miles	Good — 13 Feb 2013
Dunraven School	Other	0.4 miles	Good — 14 Jun 2023
Streatham & Clapham High School	Other	0.4 miles	— (No rating)
Sunnyhill Primary School	Primary	0.5 miles	Good — 23 Sep 2024
Hitherfield Primary School	Primary	0.6 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, Kingscourt Road, SW16	£2,650/mo	2	0.12 miles	OpenRent
2 Bed Flat, Pinfold Road, SW16	£2,000/mo	2	0.21 miles	OpenRent

Average rent: £2,325/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £290,625

Target investor price (1%) £232,500

Gross yield 6.2%

Cost-to-rent ratio 16.1×

Monthly cashflow £295/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.7%

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).