# 1 bedroom ground floor flat for sale (SW11 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, EATON HOUSE, VICARAGE CRESCENT, LONDON, BATTERSEA, GREATER LONDON SW11 3LE |
| Price | £400,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 50 m² |
| Last sold | £410,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 03/08/2033
- **Current heating cost:** £1,313/year
- **Est. upgrade cost to C:** £20,555

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- L2 (£800 - £1,200)
- Y (£585 - £725)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2644-3280-2107-4921)

## 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.  

## Property Photos

- ![Photo](/listings/photos/152990390/319811)
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## Floorplans

- ![Floorplan 1](/listings/photos/152990390/319867) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/152990390/319873) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| EATON HOUSE FLAT 7 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LE | £410,000 | 18/03/2025 | Flat |
| EATON HOUSE FLAT 7 VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LE | £265,000 | 03/05/2012 | 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 |
|---------|-------|------|------|
| 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 |
| SHIP HOUSE, 35 FLAT 10 BATTERSEA SQUARE, LONDON, WANDSWORTH, GREATER LONDON, SW11 3RA | £2,850,000 | 04/08/2023 | Flat |
| 15 TOP FLOOR FLAT VICARAGE CRESCENT, BATTERSEA, LONDON, WANDSWORTH, GREATER LONDON, SW11 3LP | £515,000 | 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)

## Price vs local average

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

- **Local average:** £755,172 (207 Flat, SW11, 2024–2026)
- **Deviation:** -47%

## Rental Range

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

- **Low:** £2,339/mo
- **Realistic:** £2,599/mo
- **Optimistic:** £2,859/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £259,375
- **Target investor price (1%):** £207,500

*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 £2,075/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.1×
- **Monthly cashflow:** £267/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.8%

*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:** £8,000/m²

## Capital growth trend

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

- **5y growth:** -22.6%
- **10y growth:** -5.1%

## House Price Index (HM Land Registry)

*Official index for Wandsworth; Flats and maisonettes series; as of March 2026.*

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

## 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)