# CARAWAY APARTMENTS, 2 FLAT 120 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP

## Property details

- Slug: `52e871b` (address key hash: `52e871bc3091f9b6daa0c62566272b85bb31d72e`)
- Postcode: SE1 2PP
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £975,000 Apr 2026
- Local average: £636,373 (167 sales)
- Street crime: 2055 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £975,000
- Date: 2026-04-27
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-27 | £975,000 | Flat | — | £983,150 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-d66e-8052-e063-4804a8c06ee4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CARAWAY APARTMENTS, 2 FLAT 120 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £975,000 | 27/04/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [170791664](http://87.117.209.195:8080/listings/af02750)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-03 | £975,000 |
| sold | 2026-01-01 | £975,000 |
| sold | 2007-01-01 | £690,000 |
| sold | 2001-01-01 | £340,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WHEAT WHARF APARTMENTS, 27 FLAT 9 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YW | £980,000 | 09/01/2026 | Flat |
| EAGLE WHARF COURT FLAT 24 LAFONE STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2LZ | £560,000 | 09/01/2026 | Flat |
| CARAWAY APARTMENTS, 2 FLAT 217 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £515,000 | 22/12/2025 | Flat |
| THE CIRCLE FLAT 358 QUEEN ELIZABETH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2JU | £685,000 | 24/11/2025 | Flat |
| TAMARIND COURT, 18 FLAT 54 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NE | £700,000 | 20/11/2025 | Flat |
| TAMARIND COURT, 18 FLAT 11 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NE | £540,000 | 14/11/2025 | Flat |
| THAMES HEIGHTS, 52 - 54 FLAT 3 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NB | £454,000 | 20/10/2025 | Flat |
| THE CIRCLE FLAT 236 QUEEN ELIZABETH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2JN | £599,000 | 15/09/2025 | Flat |
| THE CIRCLE FLAT 271 QUEEN ELIZABETH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2JW | £525,000 | 18/07/2025 | Flat |
| SPICE QUAY HEIGHTS, 32 FLAT 612 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YL | £650,000 | 22/05/2025 | Flat |
| SPICE QUAY HEIGHTS, 32 FLAT 515 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YL | £1,750,000 | 22/01/2025 | Flat |
| THE CIRCLE FLAT 276 QUEEN ELIZABETH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2JW | £517,000 | 15/12/2023 | Flat |
| THE CIRCLE FLAT 261 QUEEN ELIZABETH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2JW | £383,400 | 24/11/2023 | Flat |
| FENNEL APARTMENTS, 3 FLAT 405 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PJ | £450,000 | 09/11/2023 | Flat |
| BUTLERS WHARF BUILDING, 36 SUITE 208 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YE | £500,000 | 12/10/2023 | Flat |
| CARAWAY APARTMENTS, 2 FLAT 603 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £530,000 | 15/09/2023 | Flat |
| TAMARIND COURT, 18 FLAT 11 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NE | £550,000 | 06/07/2023 | Flat |
| WHEAT WHARF APARTMENTS, 27 FLAT 6 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YW | £820,000 | 05/07/2023 | Flat |
| VANILLA AND SESAME COURT FLAT 105 CURLEW STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NP | £490,000 | 03/07/2023 | Flat |
| EAGLE WHARF COURT FLAT 33 LAFONE STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2LZ | £930,500 | 11/05/2023 | Flat |

**Area average:** £656,445 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Flat ,  Emery Way, London](http://87.117.209.195:8080/listings/484687e) | £550,000 | — | Flat | 0.51 mi |

## Capital growth trend

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

- **5y growth:** -39.3%
- **10y growth:** -6.7%

## House Price Index (HM Land Registry)

*Official index for Southwark; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 1.5%
- **10y growth (index):** -3.7%

## Rental Range

*ONS Price Index of Private Rents (Southwark). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,188/mo
- **Realistic:** £2,431/mo
- **Optimistic:** £2,674/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).*

## 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, Tooley Street, SE1 | £2,800/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £2,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*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 £2,800/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29×
- **Monthly cashflow:** £-1,345/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.7%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 419 |
| Theft from the person | 335 |
| Other theft | 320 |
| Anti-social behaviour | 315 |
| Shoplifting | 159 |
| Burglary | 106 |
| Robbery | 87 |
| Public order | 82 |
| Vehicle crime | 66 |
| Bicycle theft | 64 |
| Drugs | 62 |
| Criminal damage and arson | 16 |
| Possession of weapons | 14 |
| Other crime | 10 |
| **Total incidents** | **2055** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Tower Bridge Primary School | Primary | 0.2 miles | Good — 16 Feb 2016 |
| St Joseph's Catholic Primary School | Primary | 0.3 miles | Good — 10 Nov 2021 |
| St Michael's Catholic College | Secondary | 0.4 miles | Outstanding — 3 Sep 2013 |
| Hermitage Primary School | Primary | 0.4 miles | Requires improvement — 28 Jun 2023 |
| Snowsfields Primary School | Primary | 0.4 miles | Good — 14 Sep 2023 |