Sold STC Flat

Flat 7

EATON HOUSE, VICARAGE CRESCENT, LONDON, BATTERSEA, GREATER LONDON SW11 3LE

1 beds 1 baths 50 m² Listed 25 Sep 2024 (-623d)

£400,000

Guide Price

Reduced on 27 Nov 2024

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Property photo

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

50 m²

Council tax band

C

Last sold

£410,000 Mar 2025

Local average

£755,172 (-47%)

Deprivation

Decile 7 (21,933 of 33,755)

Street crime

1019 incidents within 1 mile (Apr 2026)

Key features

  • STUNNING 1 BED GROUND FLOOR APARTMENT (548 SQ.FT)
  • SOUGHT AFTER BATTERSEA SQUARE AREA. NOT EX COUNCIL
  • GATED AND PORTERED DEVELOPMENT
  • BRIGHT AND SPACIOUS RECEPTION/DINING ROOM
  • SEPARATE WELL EQUIPPED KITCHEN
  • MODERN BATHROOM
  • RESIDENTS PARKING AND COMMUNAL GARDENS
  • SHARE OF FREEHOLD AND NO CHAIN
  • CLOSE TO CLAPHAM JUNCTION, BATTERSEA PARK AND THE THAMES
  • PLEASE QUOTE ML0800

Additional details

Electricity
Mains supply
Water
Mains supply
Sewerage
Mains supply
Heating
Gas, Double glazing
Parking
Communal
Garden
Communal garden

Description

PLEASE QUOTE JW0326 - Gorgeous one bedroom ground floor apartment (548 Sq.Ft) with residents parking, beautiful communal gardens, share of the freehold company, and no onward chain, ideally situated in a vibrant Battersea Square location, moments from transport links and amenities.  Set within a superbly maintained gated development benefitting from porter services, the property offers bright, well planned accommodation with stylish interiors and quality finish - ideal for first time or investment buyer alike.   Features include an inviting reception/dining room, well equipped kitchen, modern bathroom, electric heating, double glazing, quality floor coverings and neutral decor.  
Accommodation comprises entrance hallway, leading into the reception room with ample space for both relaxing and dining.  The separate kitchen comprises a modern range of matching white fronted wall and base units with work surfaces incorporating inset sink unit, electric hob with overhead extractor and electric oven below, and further space for appliances.  There is a well sized bedroom, plus a modern bathroom with white three piece suite.
The property is superbly located within easy access of unrivalled transport links from Clapham Junction, as well as numerous regular bus routes including the local 'Hopper' bus with services to Victoria station.  There are an array of shops, bars, restaurants and amenities within a short distance, with Battersea Square itself offering boutique amenities including Gail's Bakery and London House by Gordon Ramsay.  Beautiful Battersea Park is close-by providing superlative recreation space, and the banks of the River Thames are just a stroll away.  
Viewings are highly recommended.  
Lease Term: Circa Share of freehold (995 year lease).  
Service Charge:  C.£250pcm
Ground Rent: NA
All prospective purchasers are advised to make their own enquiries via a solicitor.  

Listed by

London

exp world uk limited

Reference: 152990390

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address Current Potential Floor area Age band Type
Flat 7, Eaton House, Vicarage Crescent, LONDON 50 78 50 m² England and Wales: 1930-1949 Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

EPC 1

EPC 1

Price history

55% since 2012

Event Date Price % change
Sold 18/03/2025 (1 year ago) £410,000 +54.7%
Sold 03/05/2012 (14 years ago) £265,000 —

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
LINDSAY COURT FLAT 28 BATTERSEA HIGH STREET, LONDON, WANDSWORTH, GREATER LONDON, SW11 3HZ £300,000 07/11/2025 Flat
140 FLAT 2 WESTBRIDGE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW11 3PF £550,000 11/07/2025 Flat
ARCHER HOUSE FLAT 38 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LF £500,000 01/07/2025 Flat
WHITE HOUSE FLAT 53 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LH £435,000 27/06/2025 Flat
VALIANT HOUSE FLAT 52 VICARAGE CRESCENT, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LU £1,192,000 18/02/2025 Flat
ARCHER HOUSE FLAT 24 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LF £335,000 17/02/2025 Flat
12A BATTERSEA SQUARE, LONDON, WANDSWORTH, GREATER LONDON, SW11 3RA £758,500 30/01/2025 Flat
ARCHER HOUSE FLAT 89 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LG £385,000 24/10/2023 Flat
VALIANT HOUSE FLAT 24 VICARAGE CRESCENT, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LU £810,000 29/09/2023 Flat
WINFIELD HOUSE FLAT 34 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LN £580,000 18/08/2023 Flat
WINFIELD HOUSE FLAT 34 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LN £580,000 18/08/2023 Flat
15 TOP FLOOR FLAT VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LP £515,000 04/08/2023 Flat
SHIP HOUSE, 35 FLAT 10 BATTERSEA SQUARE, LONDON, WANDSWORTH, GREATER LONDON, SW11 3RA £2,850,000 04/08/2023 Flat
VALIANT HOUSE FLAT 43 VICARAGE CRESCENT, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LU £995,000 27/07/2023 Flat
HUMPHREY COURT FLAT 4 BATTERSEA HIGH STREET, LONDON, WANDSWORTH, GREATER LONDON, SW11 3JA £617,000 07/07/2023 Flat
28 COBALT PLACE, LONDON, WANDSWORTH, GREATER LONDON, SW11 3AZ £687,500 14/04/2023 Flat
21 FLAT 2 BATTERSEA SQUARE, LONDON, WANDSWORTH, GREATER LONDON, SW11 3RA £317,000 08/03/2023 Flat
1 FLAT 1 BATTERSEA SQUARE, LONDON, WANDSWORTH, GREATER LONDON, SW11 3RZ £470,000 20/02/2023 Flat
WINFIELD HOUSE FLAT 27 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LN £565,000 08/02/2023 Flat
MORGAN COURT FLAT 8 BATTERSEA HIGH STREET, LONDON, WANDSWORTH, GREATER LONDON, SW11 3HU £338,000 19/12/2022 Flat
Same street EATON HOUSE FLAT 25 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LE £550,000 05/11/2021 Flat

Street average: £550,000 (1 sale)

Area average: £689,000 (20 sales)

Capital growth trend

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

5y growth -21.4%
10y growth -5.2%

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

1y (index) -6.3%
5y (index) -3%
10y (index) -7.2%

Rental Range

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

Low £2,339/mo
Realistic £2,599/mo
Optimistic £2,859/mo

Based on Local Authority from postcode lookup → Wandsworth.

LHA (30th percentile) floor for Stevenage & North Herts: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW11 3LE

Address

Cotswold Mews

Nearby

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

Type Name Distance
Bus stop Battersea High Street 0.0 miles
Shop GAIL's 0.1 miles
Shop Foodways 0.1 miles
Train station Imperial Wharf 0.3 miles
Hospital Bridge Lane Health Centre 0.4 miles
Train station Clapham Junction 0.7 miles
University National Heart and Lung Institute 0.9 miles
University BIMM Institute London 1.0 miles
Hospital Tunica Diagnostics 3.4 miles

Street-level crime

Category Count
Violence and sexual offences 230
Anti-social behaviour 225
Shoplifting 102
Other theft 90
Vehicle crime 87
Burglary 66
Public order 57
Criminal damage and arson 40
Drugs 30
Theft from the person 27
Bicycle theft 25
Robbery 25
Other crime 11
Possession of weapons 4
Total incidents 1019

Within 1 mile during Apr 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
Thomas's Battersea Other 0.1 miles — (No rating)
L'Ecole de Battersea Other 0.2 miles Outstanding — 22 Mar 2023
Somerset Nursery School and Children's Centre Nursery 0.2 miles Outstanding — 17 Oct 2014
Saint John Bosco College Secondary 0.2 miles Good — 21 Mar 2013
Westbridge Academy Primary 0.3 miles Good — 12 Jun 2017

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
Studio Flat, Octavia House, SW6 £2,000/mo 1 0.32 miles OpenRent
Studio Flat, Counter House, SW6 £2,075/mo 1 0.38 miles OpenRent
1 Bed Flat, Westwood Building, SW6 £2,875/mo 1 0.43 miles OpenRent

Average rent: £2,317/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%
Max investor price (0.8%) £259,375
Target investor price (1%) £207,500
Gross yield 6.2%
Cost-to-rent ratio 16.1×
Monthly cashflow £267/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2.8%
  • 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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