Sold STC Flat

FLAT 505

8 CUTTER LANE, LONDON, GREATER LONDON SE10 0YW

1 beds 1 baths 63 m² Listed 12 Aug 2022 (-1450d)

£580,000

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# 1 bedroom flat for sale (SE10 0YW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 505, 8 CUTTER LANE, LONDON, GREATER LONDON SE10 0YW |
| Price | £580,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £565,000 Dec 2022 |

## Description

**Situation**

Upper Riverside is situated moments from both North Greenwich Tube Station and the O2 Arena on the Greenwich Peninsula. The Jubilee Line provides convenient and swift access to Canary Wharf, London Bridge and the West End while the Thames Clipper offers an alternative commute. The O2 Area provides an array of restaurants and bars while there is a cinema, fashion retail outlet as well as a number of local convenience stores. The historical sights of Greenwich and Greenwich Park are also easily accessible.

**Additional Information**

Lease - 250 years from June 2004

Service charge - £2917.92

Ground rent - £100pa

Council tax - Band D

## Property Photos

- ![Picture 1](/listings/photos/126032693/1587102) - Picture 1
- ![Picture 2](/listings/photos/126032693/1587103) - Picture 2
- ![Picture 3](/listings/photos/126032693/1587104) - Picture 3
- ![Picture 4](/listings/photos/126032693/1587105) - Picture 4
- ![Picture 5](/listings/photos/126032693/1587106) - Picture 5
- ![Picture 6](/listings/photos/126032693/1587112) - Picture 6
- ![Picture 7](/listings/photos/126032693/1587119) - Picture 7
- ![Picture 8](/listings/photos/126032693/1587124) - Picture 8
- ![Picture 9](/listings/photos/126032693/1587125) - Picture 9
- ![Picture 10](/listings/photos/126032693/1587126) - Picture 10
- ![Picture 11](/listings/photos/126032693/1587127) - Picture 11
- ![Picture 12](/listings/photos/126032693/1587128) - Picture 12
- ![Picture 13](/listings/photos/126032693/1587129) - Picture 13
- ![Picture 14](/listings/photos/126032693/1587130) - Picture 14
- ![Picture 15](/listings/photos/126032693/1587133) - Picture 15
- ![Picture 16](/listings/photos/126032693/1587135) - Picture 16
- ![Picture 17](/listings/photos/126032693/1587138) - Picture 17

## Floorplans

- ![Floorplan](/listings/photos/126032693/1587140) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/126032693/1587142) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 505 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £565,000 | 15/12/2022 | 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 |
|---------|-------|------|------|
| 4 FLAT 201 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YY | £403,200 | 04/08/2025 | Flat |
| 4 FLAT 907 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZS | £570,000 | 25/07/2025 | Flat |
| 4 FLAT 1107 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZS | £512,625 | 21/03/2025 | Flat |
| 10 FLAT 1311 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0XY | £530,000 | 22/11/2023 | Flat |
| 18 FLAT 1203 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YD | £600,000 | 21/11/2023 | Flat |
| 2 FLAT 2101 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB | £819,536 | 09/10/2023 | Flat |
| 18 FLAT 1003 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YB | £625,000 | 13/09/2023 | Flat |
| 10 FLAT 310 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0XX | £505,250 | 25/07/2023 | Flat |
| [Same street] 8 FLAT 604 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £515,000 | 03/07/2023 | Flat |
| 18 FLAT 609 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YB | £609,000 | 22/03/2023 | Flat |
| 2 FLAT 706 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZT | £735,375 | 10/03/2023 | Flat |
| 2 FLAT 1904 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB | £880,250 | 25/01/2023 | Flat |
| 2 FLAT 1606 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB | £867,750 | 20/12/2022 | Flat |
| 2 FLAT 1102 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB | £464,100 | 08/12/2022 | Flat |
| 2 FLAT 1004 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZT | £680,000 | 21/11/2022 | Flat |
| 18 FLAT 508 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YB | £437,500 | 18/11/2022 | Flat |
| 18 FLAT 1706 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YD | £580,000 | 19/10/2022 | Flat |
| 10 FLAT 207 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0XX | £830,000 | 05/10/2022 | Flat |
| 2 FLAT 1305 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB | £1,161,750 | 28/09/2022 | Flat |
| 2 FLAT 2502 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB | £1,000,000 | 23/09/2022 | Flat |
| 2 FLAT G04 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZT | £500,000 | 12/09/2022 | Flat |
| [Same street] 8 FLAT 1205 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £546,000 | 07/07/2022 | Flat |
| [Same street] 8 FLAT 1108 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £826,500 | 19/05/2022 | Flat |
| [Same street] 8 FLAT 1101 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £900,000 | 31/03/2022 | Flat |
| [Same street] 8 FLAT 1102 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £800,000 | 31/03/2022 | Flat |
| [Same street] 8 FLAT 1203 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW | £960,000 | 22/09/2021 | Flat |

**Street average:** £757,917 (6 sales)
**Area average:** £665,567 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £469,844 (90 Flat, SE10, 2024–2026)
- **Deviation:** +23.4%

## Rental Range

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

- **Low:** £1,770/mo
- **Realistic:** £1,967/mo
- **Optimistic:** £2,164/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £997/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 |
|------|------|------|------|------|
| 1 Bed Flat, Cutter Lane, SE10 | £2,600/mo | 1 | 0 miles | OpenRent |
| 1 Bed Flat, Cutter Lane, SE10 | £2,600/mo | 1 | 0.06 miles | OpenRent |
| 1 Bed Flat, Tidemill Square, SE10 | £2,250/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Serapis House, E14 | £2,300/mo | 1 | 0.53 miles | OpenRent |
| 1 Bed Flat, Douglass Tower, E14 | £2,000/mo | 1 | 0.55 miles | OpenRent |

**Average rent: £2,350/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.7%

*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).*

## Capital growth trend

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

- **5y growth:** 6.5%
- **10y growth:** -0.3%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.6%
- **5y growth (index):** -0.7%
- **10y growth (index):** 10.1%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

63 m²

Last sold

£565,000 Dec 2022

Local average

£469,844 (+23.4%)

Street crime

857 incidents within 1 mile (May 2026)

Key features

1 Bedroom
Riverside Development
Residents Gym and Swimming Pool
Private Balcony
Roof Terrace
Moments From O2 Arena and North Greenwich Tube Station

Description

This stylish and contemporary one bedroom apartment is positioned on the 5th floor of the desirable Upper Riverside development offering a high-spec finish and incredible river views from a private balcony. The open-plan kitchen and reception room provides great living space while there is a generous bedroom, a shower room and a dressing/study area. The onsite facilities are second to none with residents having access to a gym, swimming pool and a roof terrace with stunning views.

Situation

Upper Riverside is situated moments from both North Greenwich Tube Station and the O2 Arena on the Greenwich Peninsula. The Jubilee Line provides convenient and swift access to Canary Wharf, London Bridge and the West End while the Thames Clipper offers an alternative commute. The O2 Area provides an array of restaurants and bars while there is a cinema, fashion retail outlet as well as a number of local convenience stores. The historical sights of Greenwich and Greenwich Park are also easily accessible.

Additional Information

Lease - 250 years from June 2004
Service charge - £2917.92
Ground rent - £100pa
Council tax - Band D

Listed by

Greenwich

Countrywide Hamptons Sales - Connells

Reference: 126032693

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	15/12/2022 (3 years ago)	£565,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
4 FLAT 201 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YY	£403,200	04/08/2025	Flat
4 FLAT 907 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZS	£570,000	25/07/2025	Flat
4 FLAT 1107 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZS	£512,625	21/03/2025	Flat
10 FLAT 1311 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0XY	£530,000	22/11/2023	Flat
18 FLAT 1203 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YD	£600,000	21/11/2023	Flat
2 FLAT 2101 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB	£819,536	09/10/2023	Flat
18 FLAT 1003 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YB	£625,000	13/09/2023	Flat
10 FLAT 310 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0XX	£505,250	25/07/2023	Flat
Same street 8 FLAT 604 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW	£515,000	03/07/2023	Flat
18 FLAT 609 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YB	£609,000	22/03/2023	Flat
2 FLAT 706 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZT	£735,375	10/03/2023	Flat
2 FLAT 1904 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB	£880,250	25/01/2023	Flat
2 FLAT 1606 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB	£867,750	20/12/2022	Flat
2 FLAT 1102 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB	£464,100	08/12/2022	Flat
2 FLAT 1004 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZT	£680,000	21/11/2022	Flat
18 FLAT 508 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YB	£437,500	18/11/2022	Flat
18 FLAT 1706 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YD	£580,000	19/10/2022	Flat
10 FLAT 207 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0XX	£830,000	05/10/2022	Flat
2 FLAT 1305 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB	£1,161,750	28/09/2022	Flat
2 FLAT 2502 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0PB	£1,000,000	23/09/2022	Flat
2 FLAT G04 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0ZT	£500,000	12/09/2022	Flat
Same street 8 FLAT 1205 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW	£546,000	07/07/2022	Flat
Same street 8 FLAT 1108 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW	£826,500	19/05/2022	Flat
Same street 8 FLAT 1101 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW	£900,000	31/03/2022	Flat
Same street 8 FLAT 1102 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW	£800,000	31/03/2022	Flat
Same street 8 FLAT 1203 CUTTER LANE, LONDON, GREENWICH, GREATER LONDON, SE10 0YW	£960,000	22/09/2021	Flat

Street average: £757,917 (6 sales)

Area average: £665,567 (20 sales)

Capital growth trend

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

5y growth 6.5%

10y growth -0.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Greenwich. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.6%

5y (index) -0.7%

10y (index) 10.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: AREA ESTATES LIMITED (04730589)

Rental Range

Estimated market rent for Greenwich. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,770/mo

Realistic £1,967/mo

Optimistic £2,164/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Outer North East London: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE10 0YW

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
University	Escape Studios	0.1 miles
Shop	Sainsbury's	0.1 miles
Shop	Tesco Express	0.1 miles
Train station	North Greenwich	0.2 miles
Bus stop	North Greenwich Station	0.2 miles
Train station	West Silvertown	0.7 miles
University	University of Greenwich	1.4 miles
Hospital	A&E Department	1.9 miles
Hospital	Rainbow Ward	1.9 miles

Street-level crime

Category	Count
Violence and sexual offences	233
Anti-social behaviour	170
Other theft	91
Shoplifting	78
Vehicle crime	77
Theft from the person	53
Burglary	45
Public order	36
Drugs	27
Robbery	25
Other crime	9
Bicycle theft	8
Possession of weapons	4
Criminal damage and arson	1
Total incidents	857

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ravensbourne	Other	0.1 miles	— (No rating)
Faraday School	Other	0.5 miles	— (No rating)
Millennium Primary School	Primary	0.6 miles	Outstanding — 4 Jun 2015
Mulberry Wood Wharf Primary School	Primary	0.7 miles	— (No rating)
Britannia Village Primary School	Primary	0.8 miles	Good — 8 Jul 2024

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
1 Bed Flat, Cutter Lane, SE10	£2,600/mo	1	0 miles	OpenRent
1 Bed Flat, Cutter Lane, SE10	£2,600/mo	1	0.06 miles	OpenRent
1 Bed Flat, Tidemill Square, SE10	£2,250/mo	1	0.29 miles	OpenRent
1 Bed Flat, Serapis House, E14	£2,300/mo	1	0.53 miles	OpenRent
1 Bed Flat, Douglass Tower, E14	£2,000/mo	1	0.55 miles	OpenRent

Average rent: £2,350/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 4.5% gross yield avg £730,357 sale, £2,717/mo rent

Rent ratio 0.4%

Max investor price (0.8%) £287,500

Target investor price (1%) £230,000

Gross yield 4.8%

Cost-to-rent ratio 21×

Monthly cashflow £-239/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.7%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).