# 2 bedroom flat for sale (SE1 3BW) ## Property Details | Key | Value | |-----|-------| | Address | 79A, GRANGE ROAD, LONDON, GREATER LONDON SE1 3BW | | Price | £495,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 62 m² | | Last sold | £295,000 Jan 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 04/01/2036 - **Current heating cost:** £475/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2725-9590-2806-0771) ## Description Yopa are pleased to present this newly refurbished split level apartment located on Grange Road, offering stylish and well arranged accommodation in a highly desirable SE1 location. The property has been recently refurbished throughout and is presented in immaculate condition, creating a modern and contemporary home ready for immediate occupation. Arranged over two floors, the apartment offers a bright open plan kitchen and reception room which provides ample space for both relaxing and dining. The newly fitted kitchen features modern units, integrated appliances and excellent storage, all finished to a high standard. The property comprises two well proportioned bedrooms arranged across the upper levels, offering flexible accommodation for professionals, sharers or small families. The principal bedroom benefits from its own en-suite shower room, while a separate modern bathroom serves the remaining accommodation. The split level layout gives the property a spacious and house-like feel, enhanced by excellent natural light throughout. Grange Road is ideally positioned within easy reach of Bermondsey Street, Borough and London Bridge, offering a superb selection of bars, restaurants, cafés and local amenities. The River Thames, Maltby Street Market and Tower Bridge are also nearby. Transport connections are excellent with Bermondsey station, London Bridge station and Borough station all within easy reach, providing Jubilee Line, Northern Line and National Rail services with convenient access to the City, Canary Wharf and Central London. The property is offered to the market chain free. **Disclaimer** Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate. **Money Laundering Regulations** Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances. ## Property Photos - ![Photo](/listings/photos/88544490/1112538) - ![Photo](/listings/photos/88544490/1112539) - ![Photo](/listings/photos/88544490/1112540) - ![Photo](/listings/photos/88544490/1112541) - ![Photo](/listings/photos/88544490/1112542) - ![Photo](/listings/photos/88544490/1112543) - ![Photo](/listings/photos/88544490/1112544) - ![Photo](/listings/photos/88544490/1112545) - ![Photo](/listings/photos/88544490/1112546) - ![Photo](/listings/photos/88544490/1112547) - ![Photo](/listings/photos/88544490/1112548) - ![Photo](/listings/photos/88544490/1112549) - ![Photo](/listings/photos/88544490/1112550) - ![Photo](/listings/photos/88544490/1112551) - ![Photo](/listings/photos/88544490/1112552) ## Floorplans - ![Floorplan 1](/listings/photos/88544490/1112553) - Floorplan 1 ## EPC Graphs - ![EPC C.jpg](/listings/photos/88544490/1112554) - EPC C.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 79A GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BW | £295,000 | 07/01/2025 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 HAZEL WAY, LONDON, SOUTHWARK, GREATER LONDON, SE1 5XJ | £225,000 | 23/12/2025 | Flat | | ARTESIAN HOUSE, 96 FLAT 66 ALSCOT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3GG | £391,000 | 10/12/2025 | Flat | | 36 CURTIS WAY, LONDON, SOUTHWARK, GREATER LONDON, SE1 5XW | £372,000 | 27/11/2025 | Flat | | ALASKA BUILDINGS, 61 FLAT 5.5 BUILDING 500 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BA | £1,153,000 | 12/12/2023 | Flat | | ALASKA BUILDINGS, 61 FLAT 101 BUILDING 600 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BB | £1,380,000 | 01/12/2023 | Flat | | ALASKA BUILDINGS, 61 FLAT 5.3 BUILDING 500 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BA | £755,000 | 16/11/2023 | Flat | | ALASKA BUILDINGS, 61 FLAT G09 BUILDING 600 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BB | £415,000 | 03/10/2023 | Flat | | WILLOW HOUSE FLAT 4 CURTIS STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 5SL | £505,000 | 01/09/2023 | Flat | | CUBE HOUSE, 5 5 SPA ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE16 3GD | £600,000 | 14/08/2023 | Flat | | 172 FLAT 15 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BN | £650,000 | 31/07/2023 | Flat | | 10 FLAT 7 THE GRANGE, LONDON, SOUTHWARK, GREATER LONDON, SE1 3AG | £417,000 | 13/07/2023 | Flat | | ALASKA BUILDINGS, 61 FLAT 704 BUILDING 700 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BD | £640,000 | 04/07/2023 | Flat | | ALASKA BUILDINGS, 61 FLAT 713 BUILDING 700 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BD | £432,000 | 23/01/2023 | Flat | | 10 FLAT 18 THE GRANGE, LONDON, SOUTHWARK, GREATER LONDON, SE1 3AG | £525,000 | 09/12/2022 | Flat | | 91 APARTMENT 4 ALSCOT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3AH | £485,000 | 25/11/2022 | Flat | | ARTESIAN HOUSE, 98 FLAT 52 ALSCOT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3GG | £940,000 | 25/11/2022 | Flat | | FUTURA HOUSE, 169 APARTMENT 7 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BN | £550,000 | 25/11/2022 | Flat | | 1 APARTMENT 9 NEW TANNERY WAY, LONDON, SOUTHWARK, GREATER LONDON, SE1 5WS | £1,118,000 | 25/11/2022 | Flat | | 5 APARTMENT 37 NEW TANNERY WAY, LONDON, SOUTHWARK, GREATER LONDON, SE1 5EB | £681,000 | 22/11/2022 | Flat | | ALASKA BUILDINGS, 61 FLAT 715 BUILDING 700 GRANGE ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE1 3BD | £681,000 | 16/11/2022 | Flat | **Area average:** £645,750 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £641,963 (153 Flat, SE1, 2024–2026) - **Deviation:** -22.9% ## Rental Range *ONS Price Index of Private Rents (Southwark). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,155/mo - **Realistic:** £2,394/mo - **Optimistic:** £2,633/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,546/mo ## 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, Spa Road, SE1 | £2,750/mo | 2 | 0.14 miles | OpenRent | | 2 Bed Flat, Pullman Building, SE16 | £2,903/mo | 2 | 0.17 miles | OpenRent | | 2 Bed Flat, Grange Road, SE1 | £2,700/mo | 2 | 0.17 miles | OpenRent | | 2 Bed Flat, Trocette Mansions, SE1 | £2,750/mo | 2 | 0.3 miles | OpenRent | | 2 Bed Flat, Old Kent Road, SE1 | £2,499/mo | 2 | 0.32 miles | OpenRent | | 2 Bed Flat, Trocette Mansions, SE1 | £3,500/mo | 2 | 0.32 miles | OpenRent | | 2 Bed Flat, Tower Bridge Road, SE1 | £3,650/mo | 2 | 0.34 miles | OpenRent | | 2 Bed Flat, Maltby Street, SE1 | £4,200/mo | 2 | 0.34 miles | OpenRent | | [Walton Clarke House, 5 Brigade Mews, London, SE1](http://87.117.209.195:8080/listings/48f6693) | £4,000/mo | 2 | 1.12 miles | Rightmove | **Average rent: £3,217/mo (9 listings)** ## 1% Rule - **Rent ratio:** 0.59% (weak for cashflow) - **Max investor price (0.8%):** £362,875 - **Target investor price (1%):** £290,300 *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 £2,903/mo).* - **Gross yield:** 7% - **Cost-to-rent:** 14.2× - **Monthly cashflow:** £638/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.3% *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).* ## Price per Square Metre - **£/m²:** £7,984/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -23.6% - **10y growth:** -9.6% ## House Price Index (HM Land Registry) *Official index for Southwark; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -2.2% - **5y growth (index):** -2% - **10y growth (index):** -7.1% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)