For sale OTHER

19 Greenwich South Street

Greenwich, London, SE10 8NW

325000

guide price

# The property is currently let to Gilt Moth Tattoo, with the lease expiring in September. Vacant possession may be available subject to negotiation. Extending to approximately 1,041 sqft, the unit is largely open plan and includes a front waiting area, tattoo studio, sterilisation room, storage, WC and accessible WC, staff room, and an outdoor courtyard. The unit falls within the sui generis use class. (SE10 8NW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 19 Greenwich South Street, Greenwich, London, SE10 8NW |
| Price | 325000 |

## Description

The property is currently let to Gilt Moth Tattoo, with the lease expiring in September. Vacant possession may be available subject to negotiation. Extending to approximately 1,041 sqft, the unit is largely open plan and includes a front waiting area, tattoo studio, sterilisation room, storage, WC and accessible WC, staff room, and an outdoor courtyard. The unit falls within the sui generis use class.

## Property Photos

- ![Photo 1](/listings/photos/760005037491889/1053421) - Photo 1
- ![Photo 2](/listings/photos/760005037491889/1053422) - Photo 2
- ![Photo 3](/listings/photos/760005037491889/1053423) - Photo 3
- ![Photo 4](/listings/photos/760005037491889/1053424) - Photo 4
- ![Photo 5](/listings/photos/760005037491889/1053425) - Photo 5
- ![Photo 6](/listings/photos/760005037491889/1053426) - Photo 6
- ![Photo 7](/listings/photos/760005037491889/1053427) - Photo 7
- ![Photo 8](/listings/photos/760005037491889/1053428) - Photo 8
- ![Photo 9](/listings/photos/760005037491889/1053429) - Photo 9
- ![Photo 10](/listings/photos/760005037491889/1053430) - Photo 10
- ![Photo 11](/listings/photos/760005037491889/1053431) - Photo 11

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 ROYAL HILL, LONDON, GREENWICH, GREATER LONDON, SE10 8RR | £311,320 | 10/02/2023 | Other |
| 15B GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8NW | £495,000 | 12/12/2022 | Other |
| 90 ROYAL HILL, LONDON, GREENWICH, GREATER LONDON, SE10 8RT | £12,000 | 01/07/2022 | Other |
| 285A GREENWICH HIGH ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 8NB | £40,000 | 26/05/2022 | Other |
| THE HALL PEYTON PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8RS | £1,787,500 | 28/01/2022 | Other |

**Area average:** £529,164 (5 sales)

## Price vs local average

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

- **Local average:** £6,717,184 (5 Other, SE10, 2024–2026)
- **Deviation:** -95.2%

## Rental Range

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

- **Low:** £1,757/mo
- **Realistic:** £1,952/mo
- **Optimistic:** £2,147/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Topham House, SE10 | £1,733/mo | 1 | 0.14 miles | OpenRent |
| 1 Bed Flat, Haddo St, SE10 | £1,600/mo | 1 | 0.19 miles | OpenRent |
| 3 Bed Flat, John Donne Way, SE10 | £3,400/mo | 3 | 0.2 miles | OpenRent |
| 2 Bed Flat, Norman Road, SE10 | £2,400/mo | 2 | 0.23 miles | OpenRent |
| 1 Bed Flat, Tarves Way, SE10 | £1,800/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Greenwich South Street, SE10 | £1,200/mo | 1 | 0.3 miles | OpenRent |
| 2 Bed Flat, Thames Street, SE10 | £2,300/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Rockfield House, SE10 | £2,250/mo | 2 | 0.34 miles | OpenRent |
| 3 Bed Flat, Adagio Point, SE8 | £3,000/mo | 3 | 0.35 miles | OpenRent |
| 1 Bed Flat, Dover Court, SE10 | £1,500/mo | 1 | 0.36 miles | OpenRent |
| 2 Bed Flat, Dover Court, SE10 | £1,950/mo | 2 | 0.36 miles | OpenRent |

**Average rent: £2,103/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £450/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.7%

*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:** 826.7%
- **10y growth:** 272.3%

## House Price Index (HM Land Registry)

*Official index for Greenwich; All dwelling types series; as of April 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 4.7%
- **10y growth (index):** 17.6%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11

/ 11

Property details

Local average

£6,717,184 (-95.2%)

Deprivation

Decile 6 (18,863 of 33,755)

Street crime

927 incidents within 1 mile (May 2026)

Key features

Freehold commercial unit (sui generis)
Turnkey finish throughout
Measures c.1041sqft internally with additional outside space to the rear
2 minute walk to Greenwich Station & 6 minute walk into the town centre
Currently let at £25,000 per annum
Guide price: £325,000 F/H (vacant possession negotiable)

Description

Listed by

Acorn Commercial, Acorn Commercial

Reference: 760005037491889

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Listed for sale	—	£325,000	—

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
31 ROYAL HILL, LONDON, GREENWICH, GREATER LONDON, SE10 8RR	£311,320	10/02/2023	Other
15B GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8NW	£495,000	12/12/2022	Other
90 ROYAL HILL, LONDON, GREENWICH, GREATER LONDON, SE10 8RT	£12,000	01/07/2022	Other
285A GREENWICH HIGH ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 8NB	£40,000	26/05/2022	Other
THE HALL PEYTON PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8RS	£1,787,500	28/01/2022	Other

Area average: £529,164 (5 sales)

Capital growth trend

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

5y growth 826.7%

10y growth 272.3%

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

1y (index) -1.8%

5y (index) 4.7%

10y (index) 17.6%

Rental Range

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

Low £1,757/mo

Realistic £1,952/mo

Optimistic £2,147/mo

Based on Local Authority from postcode lookup → Greenwich.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View SE10 8NW

Address

9 Greenwich South Street

Nearby

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

Type	Name	Distance
Shop	The Junk Shop	0.0 miles
Shop	SBS Printing	0.0 miles
Bus stop	Greenwich Station	0.0 miles
Train station	Greenwich	0.2 miles
Train station	Cutty Sark for Maritime Greenwich	0.3 miles
University	University of Greenwich	0.4 miles
University	Northeastern University London	3.2 miles
Hospital	Dental Hospital	3.5 miles
Hospital	King's College Hospital Emergency Department	3.5 miles

Street-level crime

Category	Count
Violence and sexual offences	264
Anti-social behaviour	227
Shoplifting	85
Other theft	69
Public order	66
Theft from the person	56
Drugs	40
Burglary	35
Vehicle crime	30
Bicycle theft	23
Robbery	18
Other crime	10
Possession of weapons	4
Total incidents	927

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
James Wolfe Primary School and Centre for the Deaf	Primary	0.1 miles	Good — 13 Dec 2013
St Alfege with St Peter's Church of England Primary School	Primary	0.3 miles	Good — 17 Apr 2012
St Ursula's Convent School	Secondary	0.3 miles	Requires improvement — 18 Mar 2024
Trinity Laban	Other	0.4 miles	— (No rating)
Tidemill Academy	Primary	0.5 miles	Good — 15 Jan 2023

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Topham House, SE10	£1,733/mo	1	0.14 miles	OpenRent
1 Bed Flat, Haddo St, SE10	£1,600/mo	1	0.19 miles	OpenRent
3 Bed Flat, John Donne Way, SE10	£3,400/mo	3	0.2 miles	OpenRent
2 Bed Flat, Norman Road, SE10	£2,400/mo	2	0.23 miles	OpenRent
1 Bed Flat, Tarves Way, SE10	£1,800/mo	1	0.24 miles	OpenRent
1 Bed Flat, Greenwich South Street, SE10	£1,200/mo	1	0.3 miles	OpenRent
2 Bed Flat, Thames Street, SE10	£2,300/mo	2	0.33 miles	OpenRent
2 Bed Flat, Rockfield House, SE10	£2,250/mo	2	0.34 miles	OpenRent
3 Bed Flat, Adagio Point, SE8	£3,000/mo	3	0.35 miles	OpenRent
1 Bed Flat, Dover Court, SE10	£1,500/mo	1	0.36 miles	OpenRent
2 Bed Flat, Dover Court, SE10	£1,950/mo	2	0.36 miles	OpenRent

Average rent: £2,103/mo (11 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 2.5% gross yield avg £570,000 sale, £1,200/mo rent

Rent ratio 0.6%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 7.2%

Cost-to-rent ratio 13.9×

Monthly cashflow £450/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.7%

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).