# 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 | | Construction age | England and Wales: before 1900 | | Floor area | 60 m² | | 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 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. ## 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, Tell Grove, SE22 | £2,300/mo | 2 | 0.14 miles | OpenRent | | 2 Bed Flat, Ashbourne Grove, SE22 | £2,400/mo | 2 | 0.15 miles | OpenRent | | 2 Bed Flat, Lordship Lane, SE22 | £2,100/mo | 2 | 0.19 miles | OpenRent | | 2 Bed Flat, East Dulwich Grove, SE22 | £2,500/mo | 2 | 0.24 miles | OpenRent | | 2 Bed Flat, Derwent Grove, SE22 | £2,500/mo | 2 | 0.25 miles | OpenRent | | 2 Bed Flat, Heber Road, SE22 | £2,200/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Grove Vale, SE22 | £2,100/mo | 2 | 0.34 miles | OpenRent | | 2 Bed Maisonette, Barry Road, SE22 | £3,000/mo | 2 | 0.37 miles | OpenRent | | 2 Bed Maisonette, A, SE15 | £3,600/mo | 2 | 0.59 miles | OpenRent | **Average rent: £2,522/mo (9 listings)** ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £300,000 - **Target investor price (1%):** £240,000 *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 £2,400/mo).* - **Gross yield:** 5.5% - **Cost-to-rent:** 18.2× - **Monthly cashflow:** £67/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.5% *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)