# 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 |
|------|------|------|------|------|
| 3 Bed Flat, John Donne Way, SE10 | £3,300/mo | 3 | 0.2 miles | OpenRent |
| 2 Bed Flat, Norman Road, SE10 | £2,400/mo | 2 | 0.23 miles | OpenRent |
| 1 Bed Flat, Devonshire Drive, SE10 | £2,395/mo | 1 | 0.27 miles | OpenRent |
| 4 Bed End Terrace, London, SE10 | £3,500/mo | 4 | 0.35 miles | OpenRent |
| 2 Bed Flat, Dover Court, SE10 | £1,650/mo | 2 | 0.36 miles | OpenRent |
| 1 Bed Flat, Lewisham Road, SE13 | £1,600/mo | 1 | 0.38 miles | OpenRent |
| 2 Bed Flat, Greenwich, SE10 | £2,400/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £2,464/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.74% (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:** 8.9%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £855/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.9%

*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:** 674.3%
- **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)