# 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 |
| Floor area | 63 m² |
| Last sold | £565,000 Dec 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 05/08/2029

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8771-7038-6310-2656-0902)

## 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

## 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).*

## Price per Square Metre

- **£/m²:** £9,206/m²

## 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)