# 2 bedroom penthouse for sale (EC4V 5DE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, 31 - 34, ST ANDREWS HILL, LONDON, GREATER LONDON EC4V 5DE |
| Price | £1,250,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | G |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 95 m² |
| Last sold | £1,200,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £907/year
- **Est. upgrade cost to C:** £10,175

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0759-2849-6826-9291-9551)

## Description

A beautifully refurbished penthouse apartment situated just moments from St. Pauls Cathedral and Blackfriars Station.

**Description**

The apartment has been tastefully refurbished throughout and occupies the top floor of a pretty Victorian building close to St. Pauls Cathedral. 

The accommodation comprises an incredibly bright and spacious living/dining room with a separate kitchen on a mezzanine level, which is complemented by a beautiful sky light. There are French Doors opening onto a private terrace, offering views of St. Pauls and quaint rooftops. 

Both bedrooms are doubles, with an en suite bathroom to the principal and with ample built-in storage offered in both. There is a further family shower room off of the hallway.

**Location**

St. Andrews Hill is situated just 0.2 miles from Blackfriars Station, serving the Circle and District underground lines as well as the Thameslink and South-Eastern Rail trains.

St. Pauls Cathedral is also just 0.2 miles away, as is Fleet Street, with a host of bars, shops, restaurants and pubs. 

Of further note is Blackfriars Pier, which is 0.3 miles away and serves the Thames Clipper service amongst others.

Leasehold with approximately 189 years remaining.

**Additional Info**

Ground Rent: NIL

Service Charge: £6662 per annum

Lease Expiry: January 2212

## Property Photos

- ![Reception](/listings/photos/129236330/645716) - Reception
- ![Bedroom](/listings/photos/129236330/645718) - Bedroom
- ![Exterior](/listings/photos/129236330/645720) - Exterior
- ![Kitchen](/listings/photos/129236330/645722) - Kitchen
- ![Balcony](/listings/photos/129236330/645724) - Balcony
- ![Bathroom](/listings/photos/129236330/645726) - Bathroom
- ![Reception](/listings/photos/129236330/645730) - Reception
- ![Reception](/listings/photos/129236330/645735) - Reception
- ![Bedroom](/listings/photos/129236330/645739) - Bedroom
- ![Dining Area](/listings/photos/129236330/645742) - Dining Area
- ![Reception](/listings/photos/129236330/645744) - Reception
- ![Shower Room](/listings/photos/129236330/645747) - Shower Room
- ![Bedroom](/listings/photos/129236330/645748) - Bedroom
- ![Bedroom](/listings/photos/129236330/645750) - Bedroom
- ![Balcony](/listings/photos/129236330/645752) - Balcony
- ![Dining Area](/listings/photos/129236330/645754) - Dining Area

## Floorplans

- ![Floorplan](/listings/photos/129236330/645756) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/129236330/645765) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 - 34 FLAT 7 ST ANDREWS HILL, LONDON, CITY OF LONDON, GREATER LONDON, EC4V 5DE | £1,200,000 | 31/03/2023 | 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 |
|---------|-------|------|------|
| 148 QUEEN VICTORIA STREET, LONDON, CITY OF LONDON, GREATER LONDON, EC4V 4BY | £2,325,000 | 23/10/2025 | Other |

**Area average:** £2,325,000 (1 sale)

## Price vs local average

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

- **Local average:** £14,008,960 (3 Other, EC4V, 2024–2026)
- **Deviation:** -91.1%

## Rental Range

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

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/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

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £286,250
- **Target investor price (1%):** £229,000

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £13,158/m²

## House Price Index (HM Land Registry)

*Official index for City of London; All dwelling types series; as of March 2026.*

- **1y growth (index):** -20.3%
- **5y growth (index):** -14.4%
- **10y growth (index):** -24.2%

## 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)