2 Bed Flat, Single Let, London, SE22 8BU, £450,000

East Dulwich Estate, London, SE22 8BU - a month ago

Leasehold

BTL

~68 m²

+12 photos

ValuationUndervalued

Sold Prices	£315K - £780K
Sold Prices/m²	£5.8K/m² - £15.7K/m²

Square Metres	~68.11 m²
Price/m²	£6.6K/m²
Value Estimate	£562,500£562,500
BMV	25%

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£112,500£112,500
Stamp Duty & Legal Fees	£33,700£33,700
Total Cash In	£146,200£146,200

Cash Out
Rent Range	£800 - £3,280£800 - £3,280
Rent Estimate	£1,600
Running Costs/mo	£1,746£1,746
Cashflow/mo	£-146£-146
Cashflow/yr	£-1,755£-1,755
Gross Yield	4%4%

Local Sold Prices

50 sold prices from £315K to £780K, average is £517K. £5.8K/m² to £15.7K/m², average is £8.3K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£412.5K	02/23	0.06 mi	66, Hayes Grove, London, Greater London SE22 8DF	£7,001	59	2	Flat
£450K	03/23	0.06 mi	16, Hayes Grove, London, Greater London SE22 8DF	£6,716	67	2	Flat
£415K	06/23	0.09 mi	14, Besant Place, London, Greater London SE22 8DA	£6,332	66	2	Flat
£545K	06/21	0.09 mi	108a, Copleston Road, London, Greater London SE15 4AF	£9,083	60	2	Flat
£315K	07/23	0.13 mi	Flat 35, Wheatland House, East Dulwich Estate, London, Greater London SE22 8AG	-	-	2	Flat
£530K	11/20	0.14 mi	95a, Copleston Road, London, Greater London SE15 4AH	£8,983	59	2	Flat
£640K	11/20	0.15 mi	8, Oxenford Street, London, Greater London SE15 4DE	£10,323	62	2	Flat
£430K	02/23	0.17 mi	104a, Oglander Road, London, Greater London SE15 4DB	£7,167	60	2	Flat
£667.5K	06/21	0.22 mi	27a, Ondine Road, London, Greater London SE15 4ED	-	-	2	Flat
£710K	01/21	0.23 mi	10a, Copleston Road, London, Greater London SE15 4AD	£11,270	63	2	Flat
£590K	08/23	0.25 mi	37a, Copleston Road, London, Greater London SE15 4AN	£10,172	58	2	Flat
£695K	06/21	0.26 mi	199d, Camberwell Grove, London, Greater London SE5 8JU	£8,373	83	2	Flat
£600K	11/20	0.31 mi	50b, Adys Road, London, Greater London SE15 4DZ	£10,345	58	2	Flat
£575K	11/20	0.33 mi	23b, Adys Road, London, Greater London SE15 4DX	£7,372	78	2	Flat
£479K	03/21	0.37 mi	103a, East Dulwich Grove, London, Greater London SE22 8PU	£7,751	62	2	Flat
£395K	10/21	0.37 mi	127b, East Dulwich Grove, East Dulwich, London, Greater London SE22 8PU	-	-	2	Flat
£645K	05/21	0.37 mi	Ground Floor Flat, 17, Trossachs Road, London, Greater London SE22 8PY	-	-	2	Flat
£675K	11/20	0.38 mi	84a, Melbourne Grove, London, Greater London SE22 8QY	£9,375	72	2	Flat
£475K	01/21	0.39 mi	71, Linwood Close, London, Greater London SE5 8UU	£6,597	72	2	Flat
£687.5K	07/23	0.39 mi	8a, Worlingham Road, London, Greater London SE22 9HD	£10,742	64	2	Flat
£622.5K	06/21	0.39 mi	49, Worlingham Road, London, Greater London SE22 9HD	-	-	2	Flat
£528K	01/21	0.39 mi	54b, Keston Road, London, Greater London SE15 4JB	£6,684	79	2	Flat
£450K	03/21	0.4 mi	8, Dylways, London, Greater London SE5 8HR	-	-	2	Flat
£450K	11/20	0.42 mi	Flat 6, Ruskin Park House, Champion Hill, London, Greater London SE5 8TQ	-	-	2	Flat
£455K	07/21	0.42 mi	Flat 2, Ruskin Park House, Champion Hill, London, Greater London SE5 8TQ	-	-	2	Flat
£412K	01/21	0.42 mi	Flat 1, Ruskin Park House, Champion Hill, London, Greater London SE5 8TQ	-	-	2	Flat
£506.1K	07/23	0.42 mi	Flat 20, Ruskin Park House, Champion Hill, London, Greater London SE5 8TQ	£8,578	59	2	Flat
£412.5K	01/23	0.42 mi	135, Linwood Close, Camberwell, London, Greater London SE5 8UY	£6,150	67	2	Flat
£468K	03/23	0.42 mi	127, Linwood Close, Camberwell, London, Greater London SE5 8UY	£7,313	64	2	Flat
£455K	01/21	0.42 mi	117, Linwood Close, London, Greater London SE5 8UY	£5,987	76	2	Flat
£455.5K	12/20	0.42 mi	127, Linwood Close, London, Greater London SE5 8UY	£7,117	64	2	Flat
£420K	02/21	0.42 mi	137, Linwood Close, London, Greater London SE5 8UY	£5,833	72	2	Flat
£625K	03/21	0.42 mi	14b, Howden Street, London, Greater London SE15 4LB	£8,333	75	2	Flat
£550K	06/21	0.43 mi	12b, Tarbert Road, London, Greater London SE22 8QB	-	-	2	Flat
£587.5K	05/21	0.44 mi	26a, Crystal Palace Road, London, Greater London SE22 9HB	£10,880	54	2	Flat
£319.5K	03/23	0.48 mi	Flat 61, Swinburne Court, Basingdon Way, London, Greater London SE5 8ER	-	-	2	Flat
£780K	11/21	0.5 mi	57a, Choumert Road, London, Greater London SE15 4AR	-	-	2	Flat
£530K	01/21	0.5 mi	33a, Fenwick Road, London, Greater London SE15 4HS	£9,298	57	2	Flat
£460K	04/21	0.5 mi	Second Floor Flat At, 27, Oakhurst Grove, London, Greater London SE22 9AH	-	-	2	Flat
£500K	03/23	0.5 mi	119b, Crofton Road, London, Greater London SE5 8LZ	-	-	2	Flat
£577K	04/21	0.51 mi	6a, North Cross Road, East Dulwich, London, Greater London SE22 9EU	-	-	2	Flat
£400K	05/23	0.51 mi	10, North Cross Road, East Dulwich, London, Greater London SE22 9EU	-	-	2	Flat
£345K	01/23	0.51 mi	Ground Floor Flat, 51, Oakhurst Grove, London, Greater London SE22 9AH	£6,273	55	2	Flat
£400K	06/23	0.51 mi	Flat 6, Mayfair Court, Fenwick Road, London, Greater London SE15 4HR	-	-	2	Flat
£567.5K	07/21	0.53 mi	106a, Bushey Hill Road, London, Greater London SE5 8QQ	£7,861	72	2	Flat
£347K	06/21	0.55 mi	Flat 77, Fearnley House, Vestry Road, London, Greater London SE5 8JR	-	-	2	Flat
£585K	12/20	0.56 mi	97, Sunray Avenue, London, Greater London SE24 9PT	£10,636	55	2	Flat
£530K	12/20	0.57 mi	Ground Floor Flat, 37, Colwell Road, London, Greater London SE22 8QP	£8,548	62	2	Flat
£612K	09/21	0.58 mi	1, Graces Road, London, Greater London SE5 8PF	£15,692	39	2	Flat
£570K	06/21	0.58 mi	77a, Graces Road, London, Greater London SE5 8PF	-	-	2	Flat

Local Rents

48 rents from £800/mo to £3.3K/mo, average is £2.2K/mo.

Rent	Date	Distance	Address	Beds	Type
£2,100	08/24	0.06 mi	Hayes Grove, SE22	2	Flat
£1,900	08/24	0.06 mi	Hayes Grove	2	Flat
£2,100	12/24	0.08 mi	-	2	Flat
£2,250	03/25	0.08 mi	-	2	Flat
£2,100	08/24	0.09 mi	Besant Place, East Dulwich	2	Flat
£2,250	08/24	0.09 mi	Grove Vale	2	Flat
£2,200	10/24	0.09 mi	-	2	Flat
£2,100	03/25	0.11 mi	-	2	Flat
£2,475	02/25	0.11 mi	-	2	Flat
£1,895	11/24	0.12 mi	-	2	Flat
£1,950	01/25	0.13 mi	-	2	Flat
£800	02/25	0.13 mi	-	2	Flat
£1,900	08/24	0.13 mi	Dog Kennel Hill Estate London SE22	2	Flat
£1,850	08/24	0.14 mi	Wheatland House, Dog Kenell Hill Estate, East Duwlich, SE22	2	Flat
£2,297	08/24	0.14 mi	Copleston Road, East Dulwich, London	2	Flat
£2,500	08/24	0.15 mi	Dog Kennel Hill	2	Flat
£2,600	08/24	0.15 mi	Cavell Court, London, SE22	2	Flat
£2,500	08/24	0.15 mi	Cavell Court, London, SE22	2	Flat
£2,750	12/24	0.18 mi	-	2	Flat
£2,995	12/24	0.18 mi	Ivanhoe Road, London, SE5	2	Flat
£2,100	08/24	0.18 mi	Copleston Road, East Dulwich	2	Flat
£3,280	02/24	0.18 mi	-	2	Flat
£2,500	08/24	0.19 mi	Oglander Road, London	2	Flat
£2,450	01/25	0.19 mi	-	2	Terraced House
£2,200	08/24	0.21 mi	Bellenden Road London SE15	2	Flat
£2,450	08/24	0.21 mi	-	2	Semi-Detached House
£2,350	11/24	0.22 mi	-	2	Flat
£2,400	08/24	0.22 mi	Melbourne Grove, London, SE22	2	Flat
£2,800	08/24	0.23 mi	Tintagel Crescent, East Dulwich, London, SE22	2	House
£2,500	08/24	0.24 mi	Elsie Road, East Dulwich, London, SE22	2	Flat
£2,450	12/24	0.24 mi	-	2	Flat
£1,900	08/24	0.24 mi	Abbotswood Road	2	Terraced House
£1,800	08/24	0.25 mi	Champion Hill London SE5	2	Flat
£2,750	08/24	0.25 mi	Avondale Rise, Peckham Rye, London, SE15	2	Flat
£2,150	04/25	0.25 mi	-	2	Flat
£2,150	10/23	0.25 mi	Burrow Road, London, SE22	2	Terraced House
£2,150	04/25	0.25 mi	-	2	Flat
£2,050	12/24	0.26 mi	-	2	Flat
£2,200	10/24	0.26 mi	-	2	Terraced House
£2,800	04/25	0.27 mi	-	2	Flat
£2,000	08/24	0.27 mi	-	2	Semi-Detached House
£1,950	08/24	0.27 mi	-	2	Flat
£1,950	08/24	0.27 mi	East Dulwich Road East Dulwich SE22	2	Flat
£2,349	02/25	0.29 mi	-	2	Flat
£2,500	11/24	0.29 mi	-	2	Flat
£1,600	12/24	0.29 mi	-	2	Flat
£2,000	04/25	0.29 mi	-	2	Flat
£1,900	04/25	0.29 mi	-	2	Flat

Local Area Statistics

Population in SE22	29,68729,687
Population in London	4,771,9214,771,921
Town centre distance	4.62 miles away4.62 miles away
Nearest school	0.20 miles away0.20 miles away
Nearest train station	0.11 miles away0.11 miles away

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

Property History

Listed for £450,000

March 12, 2025

Floor Plans

Description

Top Floor Flat +
Two Double Bedrooms +
Tasteful and Beautifully Presented +
Spacious Layout +
Open Plan Reception +
Unallocated Off-Street Parking +
Walk In Dressing Area +
Energy Efficiency Rating C +

Must be seen! This larger than average ex local authority flat is tasteful and beautifully presented throughout with lots of interesting detail giving the property added personality and character.

Measuring over 800 sq ft the spacious layout offers an open plan reception/kitchen/dinner with additional larder storage, in a fresh modern finish. Similarly the separate WC, shower room and two larger than average double bedrooms, one with ample storage and a walk in dressing area, all follow the same calm and neutral theme. Beautifully presented, it also offers the convenience of ample off-street parking.

The property is located on the top floor of this increasingly popular block, desirably located within easy reach of both Bellenden Road and Lordship Lane with their extensive range of local shops, cafe bars, restaurants and nightlife. Transport links are great, you're only a couple of minutes from East Dulwich station or a short walk to Peckham Rye or Denmark Hill mainline stations (11/14 minute journey to London Bridge, Blackfriars, Victoria and access to London Overground).

Lease Length: 125 Years remaining
Ground Rent: £200 per annum
Service Charge: £1868 pa including Buildings Insurance
Energy Efficiency Rating: C
Council Tax Band: B

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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ValuationUndervalued

CashflowsOpen in Analyser

Local Sold PricesDownload Show map

Local RentsDownload Show map

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Local Area Statistics

Property History

Floor Plans

Description

Agent Details

Next Steps?

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