# 1 bedroom apartment for sale (SE22 8DB) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 22, STAGSHAW HOUSE, EAST DULWICH ESTATE, LONDON, GREATER LONDON SE22 8DB | | Price | £325,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | TBC | | Construction age | England and Wales: 1967-1975 | | Floor area | 54 m² | | Last sold | £320,000 Mar 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 06/09/2032 - **Current heating cost:** £316/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - Q (£4,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1020-0315-0751-3002-2203) ## 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 ## Property Photos - ![Reception Part Three](/listings/photos/126846200/1358239) - Reception Part Three - ![Communal Gardens](/listings/photos/126846200/1358240) - Communal Gardens - ![Reception Part One](/listings/photos/126846200/1358242) - Reception Part One - ![Kitchen](/listings/photos/126846200/1358244) - Kitchen - ![Reception Part Two](/listings/photos/126846200/1358245) - Reception Part Two - ![Bedroom Part One](/listings/photos/126846200/1358246) - Bedroom Part One - ![Bedroom Part Two](/listings/photos/126846200/1358247) - Bedroom Part Two - ![External](/listings/photos/126846200/1358248) - External - ![Bathroom](/listings/photos/126846200/1358249) - Bathroom ## Floorplans - ![Floorplan](/listings/photos/126846200/1358250) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/126846200/1358251) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | STAGSHAW HOUSE FLAT 22 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB | £320,000 | 16/03/2023 | Flat | | STAGSHAW HOUSE FLAT 22 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB | £307,000 | 07/10/2019 | 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 | |---------|-------|------|------| | BRAMHAM HOUSE FLAT 7 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BJ | £382,500 | 12/12/2025 | Flat | | 52 FLAT 2 BROMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DL | £362,000 | 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 | £217,000 | 30/01/2023 | Flat | | [Same street] STAGSHAW HOUSE FLAT 2 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB | £190,000 | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £479,459 (51 Flat, SE22, 2024–2026) - **Deviation:** -32.2% ## Rental Range *ONS Price Index of Private Rents (Southwark). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,155/mo - **Realistic:** £2,394/mo - **Optimistic:** £2,633/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,292/mo ## 1% Rule - **Rent ratio:** 0.74% (weak for cashflow) - **Max investor price (0.8%):** £299,250 - **Target investor price (1%):** £239,400 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £6,019/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.5% - **10y growth:** 10.1% ## House Price Index (HM Land Registry) *Official index for Southwark; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -2.2% - **5y growth (index):** -2% - **10y growth (index):** -7.1% ## 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)