# 2 bedroom flat for sale (SE20 7QB) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, 192A, HIGH STREET, LONDON, GREATER LONDON SE20 7QB | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £450,000 Jul 2024 | ## Description **Please Quote Reference number FD1047** Set within a convenient and well-connected position on the High Street, this well-proportioned two-bedroom split-level apartment offers approximately 1003 sq ft / 93.22 sq m of versatile accommodation arranged over the lower ground and ground floors. With generous room sizes, a private patio, and a practical layout, the property is ideally suited to first-time buyers, professionals, or investors seeking a centrally located home with excellent living space. The lower ground floor forms the heart of the home, featuring an impressive open-plan reception room and kitchen extending over 27 ft in width. This expansive space is well-designed for modern living, comfortably accommodating both seating and dining areas while benefiting from a functional kitchen layout with ample worktop and storage space. To the rear, doors lead directly onto a private patio, providing an ideal setting for outdoor dining, entertaining, or quiet relaxation. The ground floor comprises two well-proportioned bedrooms. The principal bedroom is particularly spacious, offering excellent proportions and flexibility for additional furnishings or workspace. The second bedroom is also a good size, ideal for guests, a home office, or sharers. A centrally located bathroom serves both rooms, and the split-level layout enhances privacy between living and sleeping areas. With its substantial internal space, private outdoor area, and central High Street location, this apartment presents an excellent opportunity for buyers seeking a well-balanced home with character and convenience. **Local Area: London SE20 (Penge)** Situated within the vibrant SE20 postcode, the property benefits from a lively and increasingly popular neighbourhood known for its mix of independent shops, cafés, and strong transport links. The area appeals to a wide range of buyers thanks to its balance of urban convenience and community feel. **Well-Rated Local Schools** Primary Schools Stewart Fleming Primary School St John’s Church of England Primary School Alexandra Infant & Junior Schools Harris Primary Academy Kent House Secondary Schools Harris Academy Beckenham Harris Girls’ Academy Bromley Eden Park High School   **Nearest Transport Links** The property is well positioned for commuting: Kent House Station – Closest station, with direct services to London Victoria Clock House Station – Additional rail services to central London Beckenham Road Tram Penge West Station – Overground services towards Shoreditch Regular bus routes along the High Street   **Parks & Green Spaces** Residents can enjoy several nearby outdoor spaces: Cator Park – Large nearby park offering open green space and sports facilities Crystal Palace Park – Open parkland, sports facilities, and leisure attractions South Norwood Lake & Grounds – Scenic walks and boating lake Betts Park – Additional local green space with recreational facilities   **Local Amenities** The High Street and surrounding area offer a wide range of amenities: Independent cafés, restaurants, and local shops Supermarkets including Sainsbury’s, Tesco, and Lidl Crystal Palace Triangle nearby for boutique shopping and dining Gyms, fitness studios, and leisure facilities This well-located and spacious apartment combines practical living space with excellent connectivity, making it a strong choice for those seeking comfort, convenience, and long-term potential in South East London. **Leasehold** **Lease Length: 117 years ** **Service charge: £1200 (£100 per month)** **Ground Rent: £375** All prospective purchasers are advised to make their own enquiries via a solicitor. ## Property Photos - ![Photo](/listings/photos/174584336/1206639) - ![Photo](/listings/photos/174584336/1206646) - ![Photo](/listings/photos/174584336/1206648) - ![Photo](/listings/photos/174584336/1206649) - ![Photo](/listings/photos/174584336/1206651) - ![Photo](/listings/photos/174584336/1206652) - ![Photo](/listings/photos/174584336/1206653) - ![Photo](/listings/photos/174584336/1206654) - ![Photo](/listings/photos/174584336/1206656) - ![Photo](/listings/photos/174584336/1206657) - ![Photo](/listings/photos/174584336/1206658) - ![Photo](/listings/photos/174584336/1206659) - ![Photo](/listings/photos/174584336/1206662) - ![Photo](/listings/photos/174584336/1206664) ## Floorplans - ![Floorplan 1](/listings/photos/174584336/1206665) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/174584336/1206667) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13658596 - **Address:** 192a High Street, LONDON, SE20 7QB - **Certificate Issued:** 16/07/2019 - **Work Completed:** 28/06/2019 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 192A FLAT 1 HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QB | £450,000 | 19/07/2024 | Flat | | 192A FLAT 1 HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QB | £440,000 | 20/12/2019 | 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 | |---------|-------|------|------| | WATERLOO COURT, 84A FLAT 5 RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TR | £282,000 | 27/02/2025 | Flat | | 45A ROYSTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7QW | £370,000 | 06/06/2023 | Flat | | 23 FLAT 2 BARNMEAD ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 1JF | £450,000 | 31/03/2023 | Flat | | 142 FLAT B BECKENHAM ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4RJ | £485,000 | 30/11/2022 | Flat | | 27 GROUND FLOOR FLAT ROYSTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7QW | £415,000 | 30/11/2022 | Flat | | STUDIO APARTMENT PLAWSFIELD ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 1FE | £435,000 | 28/11/2022 | Flat | | [Same street] 192A HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QB | £465,000 | 07/10/2022 | Flat | | 35A RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TP | £415,000 | 29/09/2022 | Flat | | 40B ROYSTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7QN | £420,000 | 29/09/2022 | Flat | | KENILWORTH COURT, 180 - 182 9 HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QF | £335,000 | 22/09/2022 | Flat | | WATERLOO COURT, 84A FLAT 6 RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TR | £275,000 | 09/09/2022 | Flat | | [Same street] 198A FLAT 1 HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QB | £390,000 | 26/07/2022 | Flat | | 29 GROUND FLOOR FLAT CROYDON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7TJ | £470,000 | 15/07/2022 | Flat | | PREMIER COURT, 20 FLAT 7 SNOWDOWN CLOSE, LONDON, BROMLEY, GREATER LONDON, SE20 7RU | £470,000 | 07/07/2022 | Flat | | [Same street] 198A FLAT 2 HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QB | £450,000 | 22/04/2022 | Flat | | PREMIER COURT, 20 FLAT 8 SNOWDOWN CLOSE, LONDON, BROMLEY, GREATER LONDON, SE20 7RU | £401,000 | 01/04/2022 | Flat | | HARLEE COURT, 11 3 ROYSTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7QT | £318,000 | 04/03/2022 | Flat | | 297 UPPER FLAT AT BECKENHAM ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4RL | £445,000 | 23/02/2022 | Flat | | 265A BECKENHAM ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4RL | £377,600 | 22/02/2022 | Flat | | 55 ROYSTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7QW | £450,000 | 08/02/2022 | Flat | | 6 BIRKBECK ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4SN | £345,000 | 03/02/2022 | Flat | | 285A BECKENHAM ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4RL | £272,500 | 14/01/2022 | Flat | | 2B BIRKBECK ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4SN | £396,900 | 04/01/2022 | Flat | | [Same street] 176 HIGH STREET, LONDON, BROMLEY, GREATER LONDON, SE20 7QB | £70,000 | 23/11/2021 | Other | **Street average:** £343,750 (4 sales) **Area average:** £391,400 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £327,198 (41 Flat, SE20, 2024–2026) - **Deviation:** +37.5% ## Rental Range *ONS Price Index of Private Rents (Bromley). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,508/mo - **Realistic:** £1,675/mo - **Optimistic:** £1,843/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/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 Detached House, Ravenscroft Road, BR3 | £1,800/mo | 2 | 0.11 miles | OpenRent | | 2 Bed Flat, Queen Adelaide Court, SE20 | £600/mo | 2 | 0.4 miles | OpenRent | | 2 Bed Flat, Falconet Court, BR3 | £1,800/mo | 2 | 0.52 miles | OpenRent | | 2 Bed Flat, Sherborne Court, SE20 | £1,550/mo | 2 | 0.52 miles | OpenRent | | 2 Bed Flat, High St, SE20 | £1,850/mo | 2 | 0.55 miles | OpenRent | | 2 Bed Flat, Anerley Park, SE20 | £1,800/mo | 2 | 0.68 miles | OpenRent | **Average rent: £1,567/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £225,000 - **Target investor price (1%):** £180,000 *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 £1,800/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.8× - **Monthly cashflow:** £-177/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.6% *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:** -12.2% - **10y growth:** -1.8% ## House Price Index (HM Land Registry) *Official index for Bromley; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -1.8% - **5y growth (index):** 2.5% - **10y growth (index):** 9.6% ## 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)