2 Bed Flat, Single Let, London, SE4 1XY £500,000

Tressillian Road, Brockley, SE4 1XY - 5 views - a year ago

Under Offer

Leasehold

BTL

~70 m²

ValuationUndervalued

Sold Prices	£320K - £687.5K
Sold Prices/m²	£3.5K/m² - £10.9K/m²

Square Metres	~69.50 m²
Price/m²	£7.2K/m²
Value Estimate	£511,029£511,029
BMV	2%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£125,000£125,000
Stamp Duty & Legal Fees	£28,700£28,700
Total Cash In	£153,700£153,700

Cash Out
Rent Range	£1,600 - £2,550£1,600 - £2,550
Rent Estimate	£1,644
Running Costs/mo	£1,911£1,911
Cashflow/mo	£-267£-267
Cashflow/yr	£-3,208£-3,208
Gross Yield	4%4%

Local Sold Prices

50 sold prices from £320K to £687.5K, average is £460.6K. £3.5K/m² to £10.9K/m², average is £7.6K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£531K	10/21	0 mi	162a, Tressillian Road, London, Greater London SE4 1XY	£8,045	66	2	Flat
£645K	01/23	0.06 mi	137a, Breakspears Road, London, Greater London SE4 1TY	-	-	2	Flat
£496K	12/24	0.07 mi	18, Chalsey Road, Crofton Park, London SE4 1YW	£8,552	58	2	Flat
£525K	09/21	0.08 mi	Flat B, 110, Breakspears Road, London, Greater London SE4 1UD	-	-	2	Flat
£352.5K	06/21	0.13 mi	Flat 2, Jasmin House, Wickham Road, Brockley, London, Greater London SE4 1NF	-	-	2	Flat
£542K	02/25	0.18 mi	82, Flat 5, Wickham Road, London SE4 1LS	£8,469	64	2	Flat
£401K	06/21	0.18 mi	Flat 4, Lilac House, Breakspears Road, London, Greater London SE4 1TU	-	-	2	Flat
£461.3K	06/21	0.19 mi	61c, Tressillian Road, London, Greater London SE4 1YA	£5,898	78	2	Flat
£540K	06/25	0.23 mi	Top Flat, 49, Wickham Road, London SE4 1LT	£5,400	100	2	Flat
£610K	05/25	0.23 mi	22b, Harefield Road, London SE4 1LR	£8,971	68	2	Flat
£610K	05/25	0.23 mi	22b, Harefield Road, London SE4 1LR	-	-	2	Flat
£547.5K	02/23	0.24 mi	51a, Wickham Road, Brockley, London, Greater London SE4 1LT	£7,399	74	2	Flat
£510K	08/25	0.24 mi	310a, Brockley Road, Crofton Park, London SE4 2AZ	-	-	2	Flat
£687.5K	04/25	0.24 mi	Ground Floor Flat, 55, Tressillian Road, London SE4 1YA	£9,046	76	2	Flat
£687.5K	04/25	0.24 mi	Ground Floor Flat, 55, Tressillian Road, London SE4 1YA	-	-	2	Flat
£635K	12/24	0.26 mi	14, First Floor Flat, Tressillian Crescent, London SE4 1QJ	£7,938	80	2	Flat
£460K	05/25	0.26 mi	Flat 3, 4, Hilly Fields Crescent, Ladywell, London SE4 1QA	£7,931	58	2	Flat
£460K	05/25	0.26 mi	Flat 3, 4, Hilly Fields Crescent, Ladywell, London SE4 1QA	-	-	2	Flat
£480K	03/25	0.27 mi	Flat 4, 91, Cranfield Road, London SE4 1TR	£9,057	53	2	Flat
£550K	03/25	0.27 mi	51a, Comerford Road, Crofton Park, London SE4 2BA	£10,865	51	2	Flat
£550K	03/25	0.27 mi	51a, Comerford Road, Crofton Park, London SE4 2BA	-	-	2	Flat
£517K	03/25	0.29 mi	26c, Cranfield Road, London SE4 1UG	£7,282	71	2	Flat
£425K	01/23	0.3 mi	Flat 5, Tower Court, Foxberry Road, London, Greater London SE4 2SY	-	-	2	Flat
£650K	12/22	0.31 mi	6a, Cranfield Road, London SE4 1UG	£8,333	78	2	Flat
£455K	01/23	0.32 mi	82c, Tyrwhitt Road, London, Greater London SE4 1QB	-	-	2	Flat
£348K	09/21	0.35 mi	161b, Ladywell Road, London, Greater London SE13 7HZ	-	-	2	Flat
£444.8K	05/25	0.35 mi	110, Geoffrey Road, London SE4 1NU	£8,721	51	2	Flat
£444.8K	05/25	0.35 mi	110, Geoffrey Road, London SE4 1NU	-	-	2	Flat
£525K	01/25	0.35 mi	Langtry Court, 16, Coulgate Street, London SE4 2FA	£9,375	56	2	Flat
£445.4K	01/23	0.37 mi	133a, Brookbank Road, London, Greater London SE13 7DA	-	-	2	Flat
£370K	12/24	0.37 mi	25, Greatfield Close, Ladywell, London SE4 1JZ	£6,271	59	2	Flat
£470K	01/25	0.37 mi	103, Manor Avenue, London SE4 1TD	£3,481	135	2	Flat
£615K	12/21	0.38 mi	11a, Tressillian Road, London, Greater London SE4 1YG	£6,029	102	2	Flat
£450K	10/22	0.39 mi	67, Second Floor Flat, Tyrwhitt Road, London SE4 1QE	-	-	2	Flat
£430K	05/25	0.39 mi	Flat 13, Jude Court, Mantle Road, London SE4 2EX	-	-	2	Flat
£430K	05/25	0.39 mi	Flat 13, Jude Court, Mantle Road, London SE4 2EX	-	-	2	Flat
£425K	12/24	0.4 mi	209 211 Mantle Court, Flat 12, Mantle Road, London SE4 2EW	£6,855	62	2	Flat
£450K	12/22	0.4 mi	162, Upper Brockley Road, London, Greater London SE4 1SS	£6,716	67	2	Flat
£420.4K	04/23	0.42 mi	178b, Adelaide Avenue, London, Greater London SE4 1JN	£8,758	48	2	Flat
£412.5K	09/23	0.43 mi	25, Algiers Road, London, Greater London SE13 7JD	-	-	2	Flat
£518K	02/25	0.44 mi	26, Foxwell Street, London SE4 2DX	£6,167	84	2	Flat
£320K	03/25	0.45 mi	133a, Upper Brockley Road, London SE4 1TF	£7,619	42	2	Flat
£500K	04/23	0.45 mi	32b, Breakspears Road, London, Greater London SE4 1UW	£6,667	75	2	Flat
£555.5K	03/23	0.45 mi	32, Breakspears Road, London, Greater London SE4 1UW	£7,725	72	2	Flat
£335K	03/25	0.45 mi	80, Flat C, Manor Avenue, London SE4 1TE	£9,054	37	2	Flat
£400K	06/21	0.46 mi	93a, Upper Brockley Road, London, Greater London SE4 1TF	-	-	2	Flat
£399.1K	05/23	0.46 mi	91, Arica Road, London, Greater London SE4 2PS	£6,438	62	2	Flat
£351.5K	03/25	0.46 mi	Sulby House, 24, Turnham Road, London SE4 2HP	£6,509	54	2	Flat
£415.1K	06/21	0.47 mi	46d, Tyrwhitt Road, London, Greater London SE4 1QG	£5,535	75	2	Flat
£460K	03/25	0.47 mi	Flat 20, Willow House, Dragonfly Place, London SE4 2FJ	£5,169	89	2	Flat

Local Rents

49 rents from £1.6K/mo to £2.5K/mo, average is £2K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,950	01/25	0 mi	-	2	Flat
£2,000	08/24	0.05 mi	Breakspears Road, London, SE4	2	Flat
£2,000	08/24	0.06 mi	Breakspears Road, Brockley, London, SE4	2	Flat
£2,400	09/25	0.07 mi	St Margarets Road, Brockley, London, SE4	2	Flat
£1,750	12/24	0.07 mi	-	2	Flat
£1,750	08/24	0.07 mi	St. Margarets Road, Brockley	2	Flat
£1,600	03/25	0.08 mi	-	2	Flat
£1,800	07/25	0.08 mi	Breakspears Road, Brockley, London, SE4	2	Flat
£2,550	11/25	0.09 mi	-	2	Flat
£2,550	11/25	0.09 mi	St. Margarets Road, London, SE4	2	Flat
£1,980	10/25	0.1 mi	-	2	Flat
£2,000	07/25	0.11 mi	Adelaide Avenue, Brockley, London, SE4	2	Flat
£1,700	11/25	0.11 mi	Wickham Road, London	2	Flat
£2,200	08/24	0.11 mi	Adelaide Avenue, Brockley	2	Flat
£2,200	09/25	0.11 mi	-	2	Flat
£2,300	08/25	0.12 mi	Chalsey Road, London, SE4	2	Flat
£2,200	05/25	0.13 mi	Adelaide Avenue, London, SE4 1	2	Flat
£1,895	10/24	0.13 mi	-	2	Flat
£1,850	10/25	0.13 mi	-	2	Flat
£1,995	08/24	0.13 mi	Adelaide Avenue, Brockley, SE4	2	Flat
£1,895	10/25	0.13 mi	Adelaide Avenue, Brockley, SE4	2	Flat
£1,850	10/25	0.13 mi	Adelaide Avenue, Brockley, SE4	2	Flat
£2,200	01/25	0.14 mi	-	2	Flat
£1,700	08/24	0.15 mi	Jasmin House, SE4	2	Flat
£1,650	08/24	0.17 mi	Brockley Road London SE4	2	Flat
£1,900	07/25	0.17 mi	Adelaide Avenue, London, SE4	2	Flat
£2,000	02/25	0.17 mi	-	2	Flat
£2,000	02/25	0.18 mi	-	2	Flat
£2,500	05/25	0.19 mi	-	2	Flat
£1,700	10/25	0.19 mi	-	2	Flat
£2,200	08/24	0.2 mi	Breakspears Road, London, SE4	2	Flat
£2,200	04/25	0.2 mi	-	2	Flat
£2,450	09/24	0.2 mi	-	2	Flat
£1,850	08/24	0.2 mi	Arabin Road, Brockley, London, SE4	2	Flat
£1,950	09/25	0.2 mi	Arabin Road, Brockley, London, SE4	2	Flat
£2,150	11/25	0.21 mi	Wickham Road, London, SE4	2	Flat
£1,900	09/25	0.21 mi	-	2	Flat
£2,300	03/25	0.21 mi	-	2	Flat
£2,100	02/24	0.22 mi	-	2	Flat
£2,225	06/25	0.22 mi	-	2	Flat
£2,190	06/25	0.22 mi	Tressillian Road, London, SE4	2	Flat
£2,000	08/24	0.22 mi	Comerford Road, Brockley. London, SE4	2	Flat
£1,975	03/25	0.22 mi	-	2	Terraced House
£1,975	08/24	0.22 mi	-	2	Flat
£2,300	09/25	0.23 mi	64 Wickham Road, London, SE4	2	Flat
£2,100	08/24	0.23 mi	-	2	Flat
£2,200	08/24	0.23 mi	-	2	Flat
£1,850	07/25	0.23 mi	Arabin Road London SE4	2	Terraced House
£2,100	11/25	0.23 mi	-	2	Flat

Local Area Statistics

Population in SE4	28,59528,595
Population in London	4,771,9214,771,921
Town centre distance	5.64 miles away5.64 miles away
Nearest school	0.30 miles away0.30 miles away
Nearest train station	0.35 miles away0.35 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	-9%-9%
Sales demand	Buyer's marketBuyer's market
Capital growth (5yrs)	+22%+22%

Property History

Price changed to £500,000

January 23, 2025

Listed for £525,000

November 22, 2024

Floor Plans

Description

Two bedrooms +
Period property +
First floor flat +
Close to Brockley station +
Brockley Conservation +
Excellent transport links +
748 sq ft / 69.5 sqm +
EPC rating E +

Guide Price £500,000 to £550,000. Located on a highly sought after road within the Brockley Conservation area and close to the popular Hilly Fields is this two bedroom Victorian conversion flat. This wonderful home boasts a spacious open plan living with natural light throughout plus two bedrooms and a modern decor throughout.
Council Tax Band: C
Tenure: Leasehold

Date lease commences:8th September 2003
Term of lease: 125 years
Service charge: approx: £1,176.57
Ground Rent: approx £0

Council tax and, where applicable, lease information, service charges and ground rent are given as a guide only and should always be checked and confirmed by your Solicitor prior to exchange of contracts.

Agent Details

Kinleigh Folkard & Hayward - Sales, Brockley

020 3872 0011

Next Steps?

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