For sale Flat

117A

LORDSHIP LANE, LONDON, GREATER LONDON SE22 8HU

2 beds 1 baths 60 m² Listed 8 Apr 2026 (-117d)

£525,000

Guide Price

Reduced on 13 May 2026

Save

# 2 bedroom flat for sale (SE22 8HU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 117A, LORDSHIP LANE, LONDON, GREATER LONDON SE22 8HU |
| Price | £525,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £250,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 15/03/2031
- **Current heating cost:** £562/year
- **Est. upgrade cost to C:** £11,120

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- E (£20)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0976-2200-2209-4644-3200)

## Description

**Situation**

Located on Lordship Lane, the flat is perfectly situated for the coffee shops, restaurants, pubs and fruit & vegetable stalls moments away, with the East Dulwich Picture House and Dulwich Library also on Lordship Lane.

The ever popular Saturday food market on North Cross Road is less than 100 yards away, offering varied and exciting food options.

Harris Primary School (Ofsted rated 'outstanding') is 200 metres away and East Dulwich Charter (rated 'good') is 481 metres away (all distances measured as the crow flies).** Property Ref Number: **

HAM-64153

**Additional Information**

Auctioneer Comments: for sale by Modern Method of Auction allowing completion within a 56 day reservation period. Interested parties’ personal data will be shared with the auctioneer (Iamsold Ltd).

If buying with a mortgage, inspect and consider carefully before bidding.

Buyer Information Pack provided. Buyer pays £349 inc VAT for pack which must be viewed before bidding. Buyer signs a reservation agreement and pays a non-refundable reservation fee of 4.50% of the purchase price inc VAT, (subject to min of £9,600.00 inc VAT.) This is paid to reserve the property to the buyer during the Reservation Period and in addition to the purchase price. It is considered within calculations for Stamp Duty Land Tax.

Optional services may be recommended by the agent or auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will not exceed £450.

## Property Photos

- ![Photo](/listings/photos/174193979/822616)
- ![Photo](/listings/photos/174193979/822617)
- ![Photo](/listings/photos/174193979/822618)
- ![Photo](/listings/photos/174193979/822619)
- ![Photo](/listings/photos/174193979/822620)
- ![Photo](/listings/photos/174193979/822621)
- ![Photo](/listings/photos/174193979/822622)
- ![Photo](/listings/photos/174193979/822623)
- ![Photo](/listings/photos/174193979/822624)
- ![Photo](/listings/photos/174193979/822625)
- ![Photo](/listings/photos/174193979/822626)
- ![Photo](/listings/photos/174193979/822627)

## Floorplans

- ![Floorplan 1](/listings/photos/174193979/822628) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/174193979/822629) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #5468896
- **Address:** 117a Lordship Lane, LONDON, SE22 8HU
- **Certificate Issued:** 25/02/2008
- **Work Completed:** 10/08/2007
- **Items:** 5 window(s)

### FENSA Certificate #8413648
- **Address:** 117a-117b Lordship Lane, LONDON, SE22 8HU
- **Certificate Issued:** 10/10/2011
- **Work Completed:** 16/08/2011
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 117A LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU | £250,000 | 27/03/2025 | Flat |
| 117A LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU | £500,000 | 14/01/2016 | Flat |
| 117A LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU | £320,721 | 21/02/2014 | 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 |
|---------|-------|------|------|
| [Same street] 131A LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU | £275,000 | 28/11/2025 | Terraced |
| [Same street] 131 LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU | £600,000 | 28/11/2025 | Other |
| 20 BAWDALE ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DN | £447,500 | 26/10/2023 | Flat |
| 2D FLAT 2 BLACKWATER STREET, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RS | £400,000 | 06/10/2023 | Flat |
| 24 THE FIRST FLOOR FLAT AT FELLBRIGG ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HH | £445,000 | 04/08/2023 | Flat |
| 12B NORTH CROSS ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9EU | £500,000 | 30/06/2023 | Flat |
| TOP FLOOR FLAT, 8 HANSLER ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ | £490,000 | 10/05/2023 | Flat |
| 12A ULVERSCROFT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HG | £616,500 | 13/04/2023 | Flat |
| 11A NORTH CROSS ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9ET | £405,000 | 16/12/2022 | Flat |
| 16 BAWDALE ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DN | £530,000 | 23/11/2022 | Flat |
| 4A NORTH CROSS ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9EU | £650,000 | 31/10/2022 | Flat |
| 126 FIRST FLOOR FLAT LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HD | £195,000 | 25/10/2022 | Flat |
| 2 FLAT B BLACKWATER STREET, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RS | £600,000 | 01/09/2022 | Flat |
| 11B HANSLER ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ | £550,000 | 01/09/2022 | Flat |
| 4A ULVERSCROFT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HG | £470,000 | 02/08/2022 | Flat |
| 19B SHAWBURY ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DH | £381,500 | 29/06/2022 | Flat |
| [Same street] 129 LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU | £147,000 | 28/06/2022 | Other |
| 1 FIRST FLOOR FLAT FELLBRIGG ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HQ | £775,000 | 13/06/2022 | Flat |
| 87A MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RR | £625,000 | 07/06/2022 | Flat |
| 10A CHESTERFIELD GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RW | £600,000 | 24/05/2022 | Flat |
| 27 HANSLER ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ | £565,000 | 10/05/2022 | Flat |
| 21 FIRST FLOOR FLAT HANSLER ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ | £548,000 | 14/04/2022 | Flat |
| 133B MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RR | £560,500 | 18/02/2022 | Flat |

**Street average:** £340,667 (3 sales)
**Area average:** £517,700 (20 sales)

## Price vs local average

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

- **Local average:** £479,459 (51 Flat, SE22, 2024–2026)
- **Deviation:** +9.5%

## Rental Range

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

- **Low:** £2,162/mo
- **Realistic:** £2,402/mo
- **Optimistic:** £2,642/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, Barry Road, SE22 | £2,950/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, East Dulwich State, SE22 | £2,200/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed End Terrace, Balchier Road, SE22 | £2,600/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £2,583/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.8×
- **Monthly cashflow:** £247/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*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:** £8,750/m²

## Capital growth trend

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

- **5y growth:** 21.8%
- **10y growth:** 5.2%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

LEASEHOLD

Floor area

60 m²

Council tax band

EPC rating

Last sold

£250,000 Mar 2025

Price per m²

£8,750/m²

Local average

£479,459 (+9.5%)

Deprivation

Decile 5 (14,944 of 33,755)

Street crime

601 incidents within 1 mile (May 2026)

Key features

2 Bedrooms
1 Bathroom
Kitchen
1 Reception Room

Description

CHAIN FREE - Situated on Lordship Lane, this split level first and second floor flat, offering 724 sq. ft. of space has two spacious bedrooms, with built in wardrobe space in the top bedroom. The flat has a new modern kitchen and bathroom, along with a great living room space.

Situation

Located on Lordship Lane, the flat is perfectly situated for the coffee shops, restaurants, pubs and fruit & vegetable stalls moments away, with the East Dulwich Picture House and Dulwich Library also on Lordship Lane.

The ever popular Saturday food market on North Cross Road is less than 100 yards away, offering varied and exciting food options.

Harris Primary School (Ofsted rated 'outstanding') is 200 metres away and East Dulwich Charter (rated 'good') is 481 metres away (all distances measured as the crow flies). Property Ref Number:
HAM-64153

Additional Information

Auctioneer Comments: for sale by Modern Method of Auction allowing completion within a 56 day reservation period. Interested parties’ personal data will be shared with the auctioneer (Iamsold Ltd).

If buying with a mortgage, inspect and consider carefully before bidding.

Buyer Information Pack provided. Buyer pays £349 inc VAT for pack which must be viewed before bidding. Buyer signs a reservation agreement and pays a non-refundable reservation fee of 4.50% of the purchase price inc VAT, (subject to min of £9,600.00 inc VAT.) This is paid to reserve the property to the buyer during the Reservation Period and in addition to the purchase price. It is considered within calculations for Stamp Duty Land Tax.

Optional services may be recommended by the agent or auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will not exceed £450.

Listed by

Dulwich

Countrywide Hamptons Sales - Connells

Reference: 174193979

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 16/03/2021

Expiry date: 15/03/2031

Current heating cost: £562/year

Potential heating cost: £325/year

Est. upgrade cost to C: £11,120

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£20)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5468896

Property Details

Street: 117a Lordship Lane

Town: LONDON

Postcode: SE22 8HU

Installation Details

Items: 5 windows

Certificate Issued: 25/02/2008

Work Completed: 10/08/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #8413648

Property Details

Street: 117a-117b Lordship Lane

Town: LONDON

Postcode: SE22 8HU

Installation Details

Items: 5 windows

Certificate Issued: 10/10/2011

Work Completed: 16/08/2011

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

-22% since 2014

Event	Date	Price	% change
Listed for sale	—	£525,000	+110%
Sold	27/03/2025 (1 year ago)	£250,000	-50%
Sold	14/01/2016 (10 years ago)	£500,000	+55.9%
Sold	21/02/2014 (12 years ago)	£320,721	—

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
Same street 131A LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU	£275,000	28/11/2025	Terraced
Same street 131 LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU	£600,000	28/11/2025	Other
20 BAWDALE ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DN	£447,500	26/10/2023	Flat
2D FLAT 2 BLACKWATER STREET, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RS	£400,000	06/10/2023	Flat
24 THE FIRST FLOOR FLAT AT FELLBRIGG ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HH	£445,000	04/08/2023	Flat
12B NORTH CROSS ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9EU	£500,000	30/06/2023	Flat
TOP FLOOR FLAT, 8 HANSLER ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ	£490,000	10/05/2023	Flat
12A ULVERSCROFT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HG	£616,500	13/04/2023	Flat
11A NORTH CROSS ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9ET	£405,000	16/12/2022	Flat
16 BAWDALE ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DN	£530,000	23/11/2022	Flat
4A NORTH CROSS ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9EU	£650,000	31/10/2022	Flat
126 FIRST FLOOR FLAT LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HD	£195,000	25/10/2022	Flat
2 FLAT B BLACKWATER STREET, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RS	£600,000	01/09/2022	Flat
11B HANSLER ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ	£550,000	01/09/2022	Flat
4A ULVERSCROFT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HG	£470,000	02/08/2022	Flat
19B SHAWBURY ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DH	£381,500	29/06/2022	Flat
Same street 129 LORDSHIP LANE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8HU	£147,000	28/06/2022	Other
1 FIRST FLOOR FLAT FELLBRIGG ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 9HQ	£775,000	13/06/2022	Flat
87A MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RR	£625,000	07/06/2022	Flat
10A CHESTERFIELD GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RW	£600,000	24/05/2022	Flat
27 HANSLER ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ	£565,000	10/05/2022	Flat
21 FIRST FLOOR FLAT HANSLER ROAD, EAST DULWICH, LONDON, SOUTHWARK, GREATER LONDON, SE22 9DJ	£548,000	14/04/2022	Flat
133B MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RR	£560,500	18/02/2022	Flat

Street average: £340,667 (3 sales)

Area average: £517,700 (20 sales)

Capital growth trend

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

5y growth 21.8%

10y growth 5.2%

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

1y (index) -2.2%

5y (index) -2%

10y (index) -7.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: WEGLAND LIMITED (285824)

Rental Range

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

Low £2,162/mo

Realistic £2,402/mo

Optimistic £2,642/mo

Based on Local Authority from postcode lookup → Southwark.

LHA (30th percentile) floor for Inner South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE22 8HU

Nearby

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

Type	Name	Distance
Bus stop	North Cross Road	0.0 miles
Shop	Lordship Flooring	0.0 miles
Shop	Robert Carder Shoes	0.1 miles
Bus stop	Melbourne Grove	0.1 miles
Train station	East Dulwich	0.4 miles
Train station	North Dulwich	0.6 miles
Hospital	King's College Hospital Emergency Department	1.1 miles
Hospital	Dental Hospital	1.1 miles
University	University of Wales Trinity Saint David London Campus	2.1 miles
University	University Library	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	111
Anti-social behaviour	99
Theft from the person	84
Other theft	64
Vehicle crime	56
Shoplifting	53
Burglary	42
Bicycle theft	28
Public order	26
Robbery	17
Drugs	13
Other crime	5
Criminal damage and arson	2
Possession of weapons	1
Total incidents	601

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
Harris Primary Academy East Dulwich	Primary	0.1 miles	Outstanding — 12 Jun 2017
Goose Green Primary and Nursery School	Primary	0.3 miles	Good — 12 Feb 2020
Heber Primary School	Primary	0.3 miles	Good — 24 Nov 2019
The Charter School East Dulwich	Secondary	0.3 miles	Good — 20 Nov 2018
Alleyn's School	Other	0.3 miles	— (No rating)

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, Barry Road, SE22	£2,950/mo	2	0.34 miles	OpenRent
2 Bed Flat, East Dulwich State, SE22	£2,200/mo	2	0.55 miles	OpenRent
2 Bed End Terrace, Balchier Road, SE22	£2,600/mo	2	0.62 miles	OpenRent

Average rent: £2,583/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £325,000

Target investor price (1%) £260,000

Gross yield 5.9%

Cost-to-rent ratio 16.8×

Monthly cashflow £247/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2%

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).

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