Sold STC Flat

FLAT 22

STAGSHAW HOUSE, EAST DULWICH ESTATE, LONDON, GREATER LONDON SE22 8DB

1 beds 1 baths 581 sq ft Listed 8 Sep 2022 (-1411d)

£325,000

Offers in Excess of

Save
Reception Part Three

Reception Part Three Communal Gardens Reception Part One Kitchen Reception Part Two Bedroom Part One Bedroom Part Two External Bathroom

/ 9

Property details

Tenure

LEASEHOLD (112 years remaining on lease)

Floor area

54 m²

Council tax band

TBC

EPC rating

C

Year built

England and Wales: 1967-1975

Last sold

£320,000 Mar 2023

Price per m²

£6,019/m²

Local average

£479,459 (-32.2%)

Deprivation

Decile 3 (9,120 of 33,755)

Street crime

1094 incidents within 1 mile (May 2026)

Key features

  • One Bedroom
  • Third Floor Flat
  • Reception Room
  • Modern Kitchen & Bathroom
  • Leasehold
  • Chain Free

Description

A large one double-bedroom apartment in a prime East Dulwich location, close to local amenities, and a short walk From East Dulwich train station and Lordship Lanes shops, bars, and restaurants. The property has a large lounge, modern kitchen and bathroom, and a good-sized double bedroom. The flat is finished to a high specification throughout, and the large windows provide a light and airy feel in all the living spaces. It is perfectly positioned to benefit from easy access to the bars, restaurants, and shops on Lordship Lane as well as those in Camberwell and Peckham Rye. Transport links are provided via Denmark Hill station for the overground or East Dulwich station with direct links to London Bridge. The property is offered to the market chain free with early viewing recommended.

Leasehold: 113 years
Service Charge: £822/year
Ground Rent: £200/year

Council Tax Band A

Listed by

Dulwich

Winkworth

Reference: 126846200

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 07/09/2022

Expiry date: 06/09/2032

Current heating cost: £316/year

Potential heating cost: £196/year

Est. upgrade cost to C: £9,000

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

4% since 2019

Event Date Price % change
Sold 16/03/2023 (3 years ago) £320,000 +4.2%
Sold 07/10/2019 (6 years ago) £307,000 —

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
52 FLAT 2 BROMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DL £362,000 12/12/2025 Flat
BRAMHAM HOUSE FLAT 7 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BJ £382,500 12/12/2025 Flat
65 HAYES GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DF £470,000 11/12/2025 Flat
35C GROVE HILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DF £245,000 03/12/2025 Flat
FELLBRIDGE HOUSE FLAT 9A EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BY £257,500 04/12/2023 Flat
44 FLAT 1 ST FRANCIS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DE £488,500 08/11/2023 Flat
18 - 22 FLAT 1 GROVE VALE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8EF £525,000 14/08/2023 Flat
APPLESHAW HOUSE FLAT 22 CHAMPION HILL ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DW £315,000 11/08/2023 Flat
WHEATLAND HOUSE FLAT 4 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AG £367,000 08/08/2023 Flat
WHEATLAND HOUSE FLAT 35 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AG £315,000 14/07/2023 Flat
8 APARTMENT 7 DOG KENNEL HILL, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AA £440,640 30/06/2023 Flat
18 - 22 FLAT 14 GROVE VALE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8EF £487,000 30/06/2023 Flat
14 BESANT PLACE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DA £415,000 29/06/2023 Flat
TIDWORTH HOUSE FLAT 15 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AW £270,000 20/04/2023 Flat
MELBREAK HOUSE FLAT 40 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AL £277,000 12/04/2023 Flat
GATCOMBE HOUSE FLAT 23A EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BU £246,600 24/02/2023 Flat
Same street STAGSHAW HOUSE FLAT 2 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB £190,000 30/01/2023 Flat
Same street STAGSHAW HOUSE FLAT 2 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB £217,000 30/01/2023 Flat
HOLDERNESS HOUSE FLAT 10 CHAMPION HILL, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DR £475,000 16/12/2022 Flat
21 HAYES GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DF £437,500 14/12/2022 Flat
GATCOMBE HOUSE FLAT 18, DOG KENNEL HILL ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BU £345,000 07/12/2022 Flat
19A GROVE HILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DF £557,500 02/12/2022 Flat

Street average: £203,500 (2 sales)

Area average: £383,937 (20 sales)

Capital growth trend

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

5y growth 0.4%
10y growth 9%

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

1y (index) -2.2%
5y (index) -2%
10y (index) -7.1%

Rental Range

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

Low £2,155/mo
Realistic £2,394/mo
Optimistic £2,633/mo

Based on Local Authority from postcode lookup → Southwark.

LHA (30th percentile) floor for Inner South East London: £1,292/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE22 8DB

Address

Albrighton Road

Nearby

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

Type Name Distance
Bus stop Quorn Road 0.1 miles
Bus stop Pytchley Road 0.1 miles
Shop Easy Cut Barbers 0.1 miles
Shop Payless Food & Wine 0.1 miles
Train station East Dulwich 0.2 miles
Train station Denmark Hill 0.5 miles
Hospital King's College Hospital Emergency Department 0.6 miles
Hospital Dental Hospital 0.6 miles
University University of Wales Trinity Saint David London Campus 1.6 miles
University University Library 2.5 miles

Street-level crime

Category Count
Violence and sexual offences 250
Anti-social behaviour 207
Theft from the person 128
Other theft 111
Vehicle crime 84
Shoplifting 69
Burglary 53
Public order 53
Bicycle theft 48
Robbery 39
Drugs 32
Other crime 10
Possession of weapons 7
Criminal damage and arson 3
Total incidents 1094

Within 1 mile during May 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
Dog Kennel Hill School Primary 0.1 miles Good — 4 Oct 2011
Goose Green Primary and Nursery School Primary 0.3 miles Good — 12 Feb 2020
The Charter School East Dulwich Secondary 0.3 miles Good — 20 Nov 2018
Bessemer Grange Primary School Primary 0.4 miles Good — 15 Apr 2015
The Belham Primary School Primary 0.4 miles Good — 27 Sep 2018

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, East Dulwich Grove, SE22 £1,250/mo 1 0.35 miles OpenRent
1 Bed Flat, Keston Road, SE15 £2,000/mo 1 0.48 miles OpenRent

Average rent: £1,625/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%
Max investor price (0.8%) £203,125
Target investor price (1%) £162,500
Gross yield 6%
Cost-to-rent ratio 16.7×
Monthly cashflow £158/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2%
  • 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).