# 2 bedroom flat for sale (SW18 2RX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 177 ST ANN'S HILL, LONDON, GREATER LONDON SW18 2RX |
| Price | £565,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £625,000 Mar 2025 |

## Description

A beautifully presented Victorian purpose built two bedroom garden flat. It's in a sought after row on the popular residential road of St Ann's Hill. The property is on the ground floor and has a stunning west facing decked garden. It has a light reception room, two bedrooms (a double and a single), a  bathroom and kitchen/breakfast room. The nearest rail station is Wandsworth Town, and Clapham Junction is also within easy reach with frequent bus services on East Hill.  The property is close to shops, pubs and restaurants on Old York Road, a large Sainsbury's, a cinema and an array of services provided by the newly renovated Southside Shopping Centre.

## Property Photos

- ![Photo 9](/listings/photos/54558784/592081) - Photo 9
- ![Photo 7](/listings/photos/54558784/592083) - Photo 7
- ![Photo 8](/listings/photos/54558784/592088) - Photo 8
- ![Photo 9](/listings/photos/54558784/592099) - Photo 9
- ![Photo 3](/listings/photos/54558784/592108) - Photo 3
- ![Photo 3](/listings/photos/54558784/592113) - Photo 3
- ![Photo 1](/listings/photos/54558784/592116) - Photo 1
- ![Photo 2](/listings/photos/54558784/592119) - Photo 2
- ![Photo 5](/listings/photos/54558784/592123) - Photo 5

## Floorplans

- ![Photo 9](/listings/photos/54558784/592126) - Photo 9

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 177 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £625,000 | 03/03/2025 | 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 |
|---------|-------|------|------|
| 3 ST ANNS CRESCENT, LONDON, WANDSWORTH, GREATER LONDON, SW18 2ND | £837,500 | 18/12/2025 | Flat |
| 3 FLAT 4 EGLANTINE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2DE | £410,000 | 01/12/2025 | Flat |
| 36A DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JR | £495,000 | 17/11/2025 | Flat |
| 24 FLAT 1 EGLANTINE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2DD | £742,310 | 25/10/2025 | Flat |
| 184B ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RT | £825,000 | 05/09/2025 | Flat |
| [Same street] 163 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £510,000 | 19/11/2024 | Terraced |
| [Same street] 213 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £350,000 | 28/10/2024 | Flat |
| [Same street] 199 - 201 FLAT 1 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £370,000 | 02/10/2024 | Flat |
| [Same street] 219 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £465,000 | 27/09/2024 | Flat |
| [Same street] 205A ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £490,000 | 13/09/2024 | Flat |
| [Same street] 231 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £340,000 | 30/08/2024 | Flat |
| [Same street] 225 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £345,000 | 04/07/2024 | Flat |
| [Same street] 185 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £615,000 | 03/05/2024 | Flat |
| 16 WESTDEAN CLOSE, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JX | £368,000 | 15/12/2023 | Flat |
| CULVER COURT FLAT 1 BORRODAILE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2LD | £427,000 | 15/11/2023 | Flat |
| 6 MARCUS TERRACE, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JW | £460,000 | 27/10/2023 | Flat |
| 50 DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JS | £535,000 | 19/10/2023 | Flat |
| WELLINGTON LODGE, 25A FLAT 7 DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JR | £290,000 | 13/10/2023 | Flat |
| [Same street] 183 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £625,000 | 21/09/2023 | Flat |
| 18A HERNDON ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2DG | £545,000 | 11/09/2023 | Flat |
| [Same street] 209C ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £545,000 | 05/09/2023 | Flat |
| BOWYER HOUSE FLAT 26 VERMONT ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2AE | £386,000 | 31/08/2023 | Flat |
| CULVER COURT FLAT 4 BORRODAILE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2LD | £376,500 | 20/06/2023 | Flat |
| [Same street] 173 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £525,000 | 15/06/2023 | Flat |
| CULVER COURT FLAT 3 BORRODAILE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2LD | £450,000 | 17/04/2023 | Flat |
| 6 MARCUS STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JT | £575,000 | 13/04/2023 | Flat |
| 13 FLAT 2 ASPLEY ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2DB | £585,000 | 09/01/2023 | Flat |
| [Same street] 191 - 197 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £610,000 | 19/12/2022 | Flat |
| 1 FLAT A KNOLL ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2DF | £590,000 | 19/12/2022 | Flat |
| 10 MARCUS STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JT | £566,000 | 02/12/2022 | Flat |
| 18 - 21 FLAT 18 DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JR | £510,000 | 01/12/2022 | Flat |
| 25 DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JR | £500,000 | 30/11/2022 | Flat |
| [Same street] 163 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £485,000 | 08/04/2022 | Terraced |
| [Same street] 145 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £575,000 | 21/01/2022 | Flat |

**Street average:** £489,286 (14 sales)
**Area average:** £523,666 (20 sales)

## Price vs local average

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

- **Local average:** £568,735 (172 Flat, SW18, 2024–2026)
- **Deviation:** -0.7%

## 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 Central London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,789/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, Wandsworth High Street, SW18 | £2,950/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Broomhill Road, SW18 | £2,400/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £2,675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £334,375
- **Target investor price (1%):** £267,500

*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 £2,675/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £157/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.2%

*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:** 3.7%
- **10y growth:** -9.2%

## 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)