2 Bed Flat, Single Let, London, SE22 8PU £650,000

East Dulwich Grove, London, SE22 8PU - 10 months ago

Leasehold

BTL

~91 m²

ValuationUndervalued

Sold Prices	£250K - £1.2M
Sold Prices/m²	£4.2K/m² - £18.6K/m²

Square Metres	~91 m²
Price/m²	£7.1K/m²
Value Estimate	£685,533£685,533
BMV	5%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£162,500£162,500
Stamp Duty & Legal Fees	£56,200£56,200
Total Cash In	£218,700£218,700

Cash Out
Rent Range	£1,750 - £3,150£1,750 - £3,150
Rent Estimate	£1,800
Running Costs/mo	£2,411£2,411
Cashflow/mo	£-611£-611
Cashflow/yr	£-7,335£-7,335
Gross Yield	3%3%

Local Sold Prices

50 sold prices from £250K to £1.2M, average is £491.2K. £4.2K/m² to £18.6K/m², average is £7.5K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£395K	10/21	0.02 mi	127b, East Dulwich Grove, East Dulwich, London, Greater London SE22 8PU	-	-	2	Flat
£565K	02/25	0.07 mi	26b, Tarbert Road, London SE22 8QB	£7,533	75	2	Flat
£700K	02/25	0.09 mi	33b, Tarbert Road, London, Greater London SE22 8QB	£8,750	80	2	Flat
£550K	06/21	0.09 mi	12b, Tarbert Road, London, Greater London SE22 8QB	-	-	2	Flat
£490K	03/25	0.16 mi	28a, Melbourne Grove, London SE22 8QZ	£10,208	48	2	Flat
£545K	02/25	0.21 mi	44a, East Dulwich Grove, London SE22 8PP	£8,171	67	2	Flat
£525K	01/25	0.26 mi	18 22, Flat 21, Grove Vale, London SE22 8EF	-	-	2	Flat
£465K	08/25	0.27 mi	112a, Lordship Lane, London SE22 8HF	-	-	2	Flat
£712.5K	04/25	0.27 mi	22a, Colwell Road, London SE22 8QP	£12,076	59	2	Flat
£320K	01/25	0.27 mi	112b, Lordship Lane, London SE22 8HF	£5,333	60	2	Flat
£750K	01/25	0.27 mi	17, Flat D, Colwell Road, London SE22 8QP	-	-	2	Flat
£250K	03/25	0.3 mi	117a, Lordship Lane, London SE22 8HU	£4,167	60	2	Flat
£422.5K	03/25	0.3 mi	15b, Flat 8, Grove Vale, London SE22 8ET	£6,306	67	2	Flat
£415K	06/23	0.32 mi	14, Besant Place, London, Greater London SE22 8DA	£6,332	66	2	Flat
£1.2M	02/25	0.34 mi	231a, Lordship Lane, London SE22 8JF	£18,582	67	2	Flat
£590K	03/25	0.34 mi	Flat 1, 1, Landcroft Road, London SE22 9LQ	£14,750	40	2	Flat
£450K	01/25	0.35 mi	33, Hayes Grove, London SE22 8DF	£6,818	66	2	Flat
£480K	01/25	0.35 mi	11, Hayes Grove, London SE22 8DF	£7,164	67	2	Flat
£412.5K	02/23	0.36 mi	66, Hayes Grove, London, Greater London SE22 8DF	£7,001	59	2	Flat
£450K	03/23	0.36 mi	16, Hayes Grove, London, Greater London SE22 8DF	£6,716	67	2	Flat
£422.5K	07/25	0.37 mi	Flat 42, Gatcombe House East Dulwich Estate, Pytchley Road, London SE22 8BU	-	-	2	Flat
£350K	06/25	0.38 mi	17, Hunter Court, Woodfarrs, London SE5 8HA	-	-	2	Flat
£350K	06/25	0.38 mi	17, Hunter Court, Woodfarrs, London SE5 8HA	£4,667	75	2	Flat
£515K	03/25	0.39 mi	138a, Copleston Road, London SE15 4AF	£9,035	57	2	Flat
£590K	06/25	0.39 mi	24b, Silvester Road, London SE22 9PD	£8,082	73	2	Flat
£590K	06/25	0.39 mi	24b, Silvester Road, London SE22 9PD	-	-	2	Flat
£545K	06/21	0.39 mi	108a, Copleston Road, London, Greater London SE15 4AF	£9,083	60	2	Flat
£510K	02/25	0.4 mi	127a, Copleston Road, London SE15 4AQ	£8,793	58	2	Flat
£400K	03/25	0.4 mi	Flat 18, Inwood House East Dulwich Estate, Pytchley Road, London SE22 8BT	-	-	2	Flat
£400K	05/23	0.41 mi	10, North Cross Road, East Dulwich, London, Greater London SE22 9EU	-	-	2	Flat
£660K	05/25	0.41 mi	Hall Floor Flat, 102, East Dulwich Road, London SE22 9AT	£11,000	60	2	Flat
£450K	03/25	0.41 mi	Apartment 1, 8, Dog Kennel Hill, London SE22 8AA	£6,716	67	2	Flat
£687.5K	07/23	0.42 mi	8a, Worlingham Road, London, Greater London SE22 9HD	£10,742	64	2	Flat
£622.5K	06/21	0.42 mi	49, Worlingham Road, London, Greater London SE22 9HD	-	-	2	Flat
£440K	03/25	0.42 mi	Flat 3, 100, East Dulwich Road, London SE22 9AT	£9,565	46	2	Flat
£735K	12/24	0.42 mi	26, Crawthew Grove, London SE22 9AB	-	-	2	Flat
£667.5K	06/21	0.42 mi	27a, Ondine Road, London, Greater London SE15 4ED	-	-	2	Flat
£430K	02/23	0.43 mi	104a, Oglander Road, London, Greater London SE15 4DB	£7,167	60	2	Flat
£350K	01/25	0.43 mi	Walcot House East Dulwich Estate, Flat 11, Albrighton Road, London SE22 8AD	£6,140	57	2	Flat
£450K	02/23	0.44 mi	82, Casino Avenue, London, Greater London SE24 9PL	£7,258	62	2	Flat
£678.8K	01/23	0.45 mi	49c, Beckwith Road, London, Greater London SE24 9LQ	£7,713	88	2	Flat
£425K	01/23	0.45 mi	1c, Heber Road, East Dulwich, London, Greater London SE22 9JZ	-	-	2	Flat
£492.4K	11/24	0.46 mi	49c, Beckwith Road, London SE24 9LQ	£5,595	88	2	Flat
£319.5K	03/23	0.46 mi	Flat 61, Swinburne Court, Basingdon Way, London, Greater London SE5 8ER	-	-	2	Flat
£610K	12/24	0.47 mi	11c, Ardbeg Road, London SE24 9JL	£7,349	83	2	Flat
£600K	02/23	0.47 mi	12b, Rodwell Road, London, Greater London SE22 9LF	£10,714	56	2	Flat
£535K	02/25	0.48 mi	214, First Floor And Second Floor Flat, Crystal Palace Road, London SE22 9EL	-	-	2	Flat
£625K	08/25	0.48 mi	17, 2 Tribeca Court, Crystal Palace Road, London SE22 9BF	-	-	2	Flat
£315K	07/23	0.48 mi	Flat 35, Wheatland House, East Dulwich Estate, London, Greater London SE22 8AG	-	-	2	Flat
£349K	07/25	0.49 mi	Flat 16, Whitney House East Dulwich Estate, Albrighton Road, London SE22 8AF	-	-	2	Flat

Local Rents

50 rents from £1.8K/mo to £3.1K/mo, average is £2.5K/mo.

Rent	Date	Distance	Address	Beds	Type
£2,500	06/25	0 mi	East Dulwich Grove, East Dulwich	2	Flat
£2,750	07/25	0 mi	East Dulwich Grove, East Dulwich	2	Flat
£2,500	07/25	0.02 mi	East Dulwich Grove London SE22	2	Flat
£2,750	07/25	0.02 mi	East Dulwich Grove London SE22	2	Flat
£2,450	08/24	0.05 mi	East Dulwich Grove, London, SE22	2	Flat
£2,500	10/25	0.12 mi	-	2	Flat
£2,200	10/24	0.12 mi	-	2	Terraced House
£1,900	08/24	0.14 mi	Abbotswood Road	2	Terraced House
£2,300	10/25	0.14 mi	Melbourne Grove	2	Flat
£2,500	06/25	0.15 mi	Melbourne Grove , East Dulwich	2	Flat
£1,750	01/25	0.15 mi	-	2	Flat
£2,450	08/24	0.16 mi	-	2	Semi-Detached House
£3,150	11/25	0.16 mi	-	2	Terraced House
£2,150	10/25	0.17 mi	Playfield Crescent, East Dulwich, London, SE22	2	Flat
£2,990	08/24	0.17 mi	Melbourne Grove, East Dulwich	2	House
£2,500	10/23	0.17 mi	Buxted Road, London, SE22	2	Terraced House
£2,000	08/24	0.17 mi	-	2	Semi-Detached House
£2,400	08/24	0.17 mi	Melbourne Grove, London, SE22	2	Flat
£2,150	10/23	0.19 mi	Burrow Road, London, SE22	2	Terraced House
£2,000	10/25	0.19 mi	Burrow Road	2	Terraced House
£2,150	08/25	0.2 mi	Burrow Road, East Dulwich, London, SE22	2	Terraced House
£2,450	01/25	0.2 mi	-	2	Terraced House
£2,600	10/24	0.21 mi	-	2	Flat
£2,600	08/25	0.21 mi	Elsie Road, East Dulwich, London, SE22	2	Flat
£2,300	11/25	0.21 mi	Melbourne Grove, London, SE22	2	Flat
£1,800	08/24	0.22 mi	Bassano Street, SE22	2	Flat
£2,000	10/25	0.22 mi	Melbourne Grove Dulwich SE22	2	Flat
£2,500	10/25	0.23 mi	Derwent Grove	2	Flat
£2,500	09/25	0.23 mi	St. Francis Road, London, SE22 8DE	2	Terraced House
£2,000	09/24	0.24 mi	Grove Vale, London, SE22	2	Flat
£1,800	06/25	0.24 mi	East Dulwich Grove, London	2	Flat
£2,500	08/24	0.24 mi	Elsie Road, East Dulwich, London, SE22	2	Flat
£2,650	08/24	0.24 mi	Dog Kennel Hill East Dulwich London SE22	2	Flat
£2,700	09/24	0.24 mi	Dog Kennel Hill East Dulwich London SE22	2	Flat
£2,825	10/25	0.24 mi	Cavell Court, Dulwich, SE22	2	Flat
£2,600	07/25	0.24 mi	Elsie Road East Dulwich SE22	2	Flat
£2,500	10/25	0.24 mi	Elsie Road East Dulwich SE22	2	Flat
£1,875	11/25	0.24 mi	36 East Dulwich Grove, East Dulwich, SE22	2	Flat
£1,800	10/25	0.25 mi	East Dulwich Grove, East Dulwich, SE22	2	Flat
£2,500	09/25	0.26 mi	Grove Vale London SE22	2	Flat
£2,000	08/25	0.26 mi	Grove Vale, East Dulwich	2	Flat
£2,700	08/24	0.26 mi	Matham Grove, London, SE22	2	Flat
£2,700	08/24	0.26 mi	-	2	Flat
£2,700	07/25	0.27 mi	-	2	Flat
£2,300	08/25	0.27 mi	-	2	Flat
£2,000	09/25	0.27 mi	Grove Vale Dulwich SE22	2	Flat
£2,300	10/24	0.27 mi	-	2	Flat
£2,100	10/25	0.27 mi	-	2	Flat
£1,900	08/25	0.27 mi	Colwell Road	2	Flat
£2,500	08/24	0.27 mi	Lordship Lane East Dulwich SE22	2	Flat

Local Area Statistics

Population in SE22	29,68729,687
Population in London	4,771,9214,771,921
Town centre distance	4.95 miles away4.95 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.26 miles away0.26 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	-10%-10%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+11%+11%

Property History

Price changed to £650,000

March 16, 2025

Listed for £675,000

February 10, 2025

Floor Plans

Description

Audio & Video Entry Phone +
Secured Bicycle Storage +
Lift +
Bosch Appliances +
Grohe & Roca Fittings +
Two Bathrooms +
980 sq. ft +
Energy Efficiency Rating: B +

Acorn are pleased to present this spacious and modern flat in Tessa Apartments on East Dulwich Grove, boasting fantastic light throughout.

Measuring 980 sq. ft this beautiful apartment is offered to the market chain free and is in fantastic condition throughout. Comprising a large entrance hall that leads in to a bright and airy open-plan kitchen/reception to rear with dining area, complete with engineered wood flooring, high-end built-in appliances, breakfast bar and island. The property boasts two large double bedrooms (one with en-suite) and a separate luxury bathroom.

Local amenities are plentiful with a large array of convenience stores, shops, bars and eateries that the nearby bustling Lordship Lane and Dulwich Village offer. Transport links are ideally situated from East Dulwich for direct links to London Bridge (12 mins), a short bus to Herne Hill or Denmark Hill for the Overground and Thameslink, or a bus to Brixton for the underground.

The green open spaces of Goose Green and Peckham Rye Park are just a short stroll away and there are plenty of options for schools close by.

Lease Length: 243 Years
Service Charge: £4137.44
Ground Rent: £400 per annum
Council Tax Band: D
Energy Efficiency Rating: B

Agent Details

Acorn, Dulwich

020 8051 4865

Next Steps?

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