2 Bed Flat, Single Let, London, SE21 8QH, £325,000

HOLBERRY HOUSE Kingswood Estate, London, Greater London, SE21 8QH - 1 views - 6 months ago

Sold STC

Leasehold

BTL

ROI: 3%

61 m²

+10 photos

ValuationUndervalued

Sold Prices	£280K - £1.0M
Sold Prices/m²	£4.4K/m² - £9.9K/m²

Square Metres	61.02 m²
Price/m²	£5.3K/m²
Value Estimate	£390,170£390,170
BMV	20%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£81,250£81,250
Stamp Duty & Legal Fees	£14,700£14,700
Total Cash In	£95,950£95,950

Cash Out
Rent Range	£1,600 - £3,500£1,600 - £3,500
Rent Estimate	£1,600
Running Costs/mo	£1,356£1,356
Cashflow/mo	£244£244
Cashflow/yr	£2,933£2,933
ROI	3%3%
Gross Yield	6%6%

Local Sold Prices

50 sold prices from £280K to £1.0M, average is £458.5K. £4.4K/m² to £9.9K/m², average is £6.4K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£700K	02/23	0.14 mi	7, Baird Gardens, Dulwich, London, Greater London SE19 1HJ	-	-	2	Flat
£725K	06/21	0.14 mi	4, Baird Gardens, London, Greater London SE19 1HJ	£9,418	77	2	Flat
£600K	01/21	0.14 mi	28, Baird Gardens, London, Greater London SE19 1HJ	£7,500	80	2	Flat
£367.7K	07/23	0.24 mi	Flat 3, Oakdene, Oaks Avenue, London, Greater London SE19 1RB	-	-	2	Flat
£390K	08/23	0.25 mi	Flat 3, Hillview Court, Oaks Avenue, London, Greater London SE19 1QX	-	-	2	Flat
£345K	02/23	0.25 mi	65, Rusholme Grove, London, Greater London SE19 1HZ	£6,053	57	2	Flat
£472K	10/20	0.27 mi	211a, Gipsy Road, London, Greater London SE27 9QY	£5,900	80	2	Flat
£570K	01/23	0.29 mi	92, Great Brownings, Dulwich, London, Greater London SE21 7HR	-	-	2	Flat
£625K	08/23	0.29 mi	Flat 38, Stonehills Court, College Road, London, Greater London SE21 7LZ	-	-	2	Flat
£475K	01/21	0.29 mi	Flat 33, Glenhurst Court, Farquhar Road, London, Greater London SE19 1SR	-	-	2	Flat
£1.0M	06/21	0.3 mi	3, Chestnut Place, London, Greater London SE26 6RW	£5,776	180	2	Flat
£430K	10/20	0.32 mi	Upper Flat, 20, Rommany Road, London, Greater London SE27 9PX	£5,513	78	2	Flat
£467K	02/21	0.32 mi	Flat 2, Emmanuel House, South Croxted Road, London, Greater London SE21 8BE	-	-	2	Flat
£460K	10/20	0.33 mi	Flat 18, Knoll Court, Farquhar Road, London, Greater London SE19 1SP	-	-	2	Flat
£470K	06/21	0.33 mi	Flat 10, Knoll Court, Farquhar Road, London, Greater London SE19 1SP	-	-	2	Flat
£485K	04/23	0.33 mi	Flat 18, Knoll Court, Farquhar Road, London, Greater London SE19 1SP	-	-	2	Flat
£546K	05/23	0.34 mi	First Floor Flat, 85, Gipsy Hill, London, Greater London SE19 1QL	£4,403	124	2	Flat
£450K	06/23	0.35 mi	Flat 34, Raleigh Court, Lymer Avenue, London, Greater London SE19 1LS	-	-	2	Flat
£430K	02/21	0.36 mi	Flat B, 60, South Croxted Road, London, Greater London SE21 8BD	-	-	2	Flat
£752.2K	12/20	0.36 mi	56a, South Croxted Road, London, Greater London SE21 8BD	-	-	2	Flat
£635K	09/23	0.37 mi	66, College Road, London, Greater London SE21 7LY	£6,350	100	2	Flat
£602.5K	01/23	0.37 mi	99, South Croxted Road, London, Greater London SE21 8BA	-	-	2	Flat
£470K	06/21	0.37 mi	Flat 20, Marlowe Court, Lymer Avenue, London, Greater London SE19 1LP	-	-	2	Flat
£457K	01/21	0.38 mi	Flat 6, Grenville Court, Lymer Avenue, London, Greater London SE19 1LR	-	-	2	Flat
£300K	03/21	0.39 mi	Flat 16, Jean Humbert House, Carnac Street, London, Greater London SE27 9RS	£4,478	67	2	Flat
£280K	12/20	0.39 mi	Flat 15, Clevedon Court, Clive Road, London, Greater London SE21 8BT	-	-	2	Flat
£471.4K	05/23	0.39 mi	Flat 22, Drake Court, Tylney Avenue, London, Greater London SE19 1LW	-	-	2	Flat
£605K	11/21	0.42 mi	156, Clive Road, London, Greater London SE21 8BP	£9,918	61	2	Flat
£455.5K	04/23	0.42 mi	164b, Clive Road, London, Greater London SE21 8BP	-	-	2	Flat
£625K	06/21	0.42 mi	Ground Floor Flat, 124, Clive Road, London, Greater London SE21 8BP	£8,803	71	2	Flat
£580K	02/23	0.42 mi	126, Clive Road, London, Greater London SE21 8BP	-	-	2	Flat
£305K	09/21	0.42 mi	28, Wavel Place, London, Greater London SE26 6SF	£6,394	48	2	Flat
£520K	05/21	0.43 mi	37, Alexandra Drive, London, Greater London SE19 1AW	-	-	2	Flat
£720K	02/23	0.43 mi	Flat 17, Gainsborough Court, College Road, London, Greater London SE21 7LT	-	-	2	Flat
£421K	11/20	0.43 mi	21a, Carnac Street, London, Greater London SE27 9RR	£6,683	63	2	Flat
£397K	05/23	0.43 mi	Ground Floor Flat, 23, Carnac Street, London, Greater London SE27 9RR	-	-	2	Flat
£472K	12/20	0.45 mi	115a, Clive Road, London, Greater London SE21 8DF	-	-	2	Flat
£405K	07/23	0.45 mi	First Floor Flat, 180, Gipsy Road, London, Greater London SE27 9RE	£8,265	49	2	Flat
£380K	06/23	0.47 mi	55b, Whiteley Road, London, Greater London SE19 1JU	-	-	2	Flat
£625K	04/21	0.47 mi	35, Whiteley Road, London, Greater London SE19 1JU	-	-	2	Flat
£300K	06/21	0.52 mi	Flat 18, Compton Court, Victoria Crescent, London, Greater London SE19 1AF	-	-	2	Flat
£315K	08/21	0.52 mi	Flat 10, Compton Court, Victoria Crescent, London, Greater London SE19 1AF	-	-	2	Flat
£315K	08/21	0.52 mi	Flat 10, Compton Court, Victoria Crescent, London, Greater London SE19 1AF	-	-	2	Flat
£417.5K	03/21	0.53 mi	Flat 8, Harrogate Court, Droitwich Close, London, Greater London SE26 6TL	-	-	2	Flat
£380K	02/21	0.54 mi	Flat 42, Highlands Court, Highland Road, London, Greater London SE19 1DS	-	-	2	Flat
£355K	07/21	0.54 mi	Flat 59, Highlands Court, Highland Road, London, Greater London SE19 1DS	-	-	2	Flat
£420K	03/21	0.54 mi	First Floor, 41, Durban Road, London, Greater London SE27 9RW	-	-	2	Flat
£309K	06/23	0.54 mi	5, Durban Road, London, Greater London SE27 9RW	-	-	2	Flat
£375K	12/20	0.54 mi	69, Durban Road, London, Greater London SE27 9RW	£7,075	53	2	Flat
£290K	06/23	0.54 mi	First Floor Flat At, 109, Durban Road, London, Greater London SE27 9RW	-	-	2	Flat

Local Rents

48 rents from £1.6K/mo to £3.5K/mo, average is £1.9K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,750	08/24	0.02 mi	Kingswood Estate, East Dulwich	2	Flat
£1,900	02/25	0.05 mi	-	2	Flat
£2,200	11/24	0.12 mi	-	2	Flat
£1,700	03/25	0.13 mi	-	2	Flat
£1,950	12/24	0.13 mi	-	2	Flat
£1,750	08/24	0.17 mi	Kingswood Estate, West Dulwich, London, SE21	2	Flat
£1,750	08/24	0.18 mi	Kingswood Estate London SE21	2	Flat
£2,100	01/25	0.22 mi	-	2	Flat
£1,700	08/24	0.25 mi	Oaks Avenue, London, SE19	2	Flat
£1,950	02/25	0.25 mi	-	2	Flat
£1,800	08/24	0.25 mi	Hamilton Road, West Norwood	2	Flat
£1,900	08/24	0.25 mi	Hamilton Road	2	Terraced House
£1,600	08/24	0.26 mi	Gipsy Road, London	2	Flat
£1,800	08/24	0.29 mi	Hamilton Road, London, SE27	2	Flat
£3,500	02/24	0.29 mi	-	2	Detached House
£2,700	08/24	0.29 mi	-	2	House
£1,600	08/24	0.3 mi	Gipsy Road, London, SE27	2	Flat
£1,900	02/25	0.3 mi	-	2	Flat
£1,990	08/24	0.31 mi	-	2	Flat
£1,800	02/25	0.31 mi	-	2	Flat
£2,500	08/24	0.32 mi	Chalford Road, Dulwich, London, SE21	2	Terraced House
£2,095	08/24	0.32 mi	Great Brownings, London, SE21	2	Flat
£1,850	08/24	0.32 mi	Clive Road, West Dulwich, London, SE21	2	Flat
£1,700	08/24	0.32 mi	Clive Road, West Dulwich, London, SE21	2	Flat
£2,200	08/24	0.33 mi	Sydenham Hill London SE26	2	Flat
£1,850	08/24	0.34 mi	Sydenham,London,SE26 6SH	2	Flat
£1,950	08/24	0.35 mi	South Croxted Road, Dulwich, SE21	2	Flat
£2,600	01/25	0.37 mi	-	2	Flat
£2,050	08/24	0.37 mi	Colby Mews, London, SE19	2	Flat
£2,100	09/24	0.38 mi	-	2	Flat
£2,000	09/24	0.38 mi	-	2	Flat
£1,950	08/24	0.38 mi	Grenville Court, London, SE19	2	Flat
£1,750	08/24	0.38 mi	Grenville Court, Lymer Avenue, London, SE19	2	Flat
£1,745	12/24	0.38 mi	-	2	Flat
£2,100	03/25	0.38 mi	-	2	Flat
£1,600	12/24	0.39 mi	-	2	Flat
£2,400	08/24	0.41 mi	Grange Court, London, SE26	2	Flat
£2,400	09/24	0.41 mi	-	2	Flat
£2,300	02/24	0.42 mi	-	2	Flat
£2,200	08/24	0.42 mi	-	2	House
£2,300	08/24	0.42 mi	Wavel Place, LONDON	2	Flat
£2,300	08/24	0.42 mi	-	2	House
£2,300	08/24	0.42 mi	-	2	Flat
£1,950	08/24	0.42 mi	-	2	House
£2,175	08/24	0.42 mi	-	2	Flat
£1,800	02/24	0.43 mi	-	2	Flat
£1,750	08/24	0.43 mi	Sydenham Hill, London, SE26	2	Flat
£1,850	08/24	0.43 mi	Alexdanra Drive SE19	2	Flat

Local Area Statistics

Population in SE21	15,25715,257
Population in London	4,771,9214,771,921
Town centre distance	6.86 miles away6.86 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.22 miles away0.22 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	-34%-34%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+21%+21%

Property History

Listed for £325,000

September 20, 2024

Sold for £315,000

2020

Sold for £270,000

2017

Floor Plans

Description

Close to Woodland and Parks +
Excellent Transport Links +
Chain Free +
Stylish Decor Throughout +
Modern Kitchen +
Exposed Brick +
Private Balcony +
Energy Efficiency Rating D +

Guide Price £325,000 to £350,000

Set within the sought-after Kingswood Estate, this stunning, light-filled flat offers a perfect blend of contemporary design and timeless charm. The spacious reception room, complete with a feature fireplace and striking exposed brick wall, opens onto a cozy balcony, ideal for enjoying morning coffee or al fresco dining.

The modern, ergonomic kitchen is beautifully appointed with butcher block countertops and classic shaker-style units, creating a stylish yet functional space for home cooking. Two generously sized double bedrooms are tastefully decorated in neutral tones, featuring ample built-in storage and warm wood-effect flooring.

One of the estate’s highlights is the magnificent Kingswood House, a grand Victorian mansion with a fascinating history. Once home to illustrious residents, including the inventor of Bovril, the estate offers excellent family-friendly amenities, including scenic play and picnic areas and the highly regarded Dulwich Wood Primary School nearby.

Perfectly positioned for easy access to the vibrant local neighborhoods of Gypsy Hill, Sydenham, Crystal Palace, and West Dulwich, this property benefits from a wide selection of trendy pubs, boutique shops, and gourmet delis. With exceptional transport links (Victoria in 15 minutes, London Bridge in 35 minutes), lush parks, and woodlands surrounding the area, this flat is an ideal haven for professionals, young families, or savvy investors seeking rental potential.

This property is offered to the market with no onward chain.

Lease Length: 91 Years
Ground Rent: £10pa
Service Charge: £1,500pa
Council Tax Band: B
Energy Efficiency Rating: D

Agent Details

Acorn, Dulwich

020 8051 4865

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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