For sale Flat

FLAT 2

33 RATTRAY ROAD, LONDON, GREATER LONDON SW2 1BA

2 beds 1 baths Listed 12 Jan 2026 (-191d)

£600,000

Offers in Excess of

Reduced on 11 Feb 2026

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# 2 bedroom apartment for sale (SW2 1BA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 33 RATTRAY ROAD, LONDON, GREATER LONDON SW2 1BA |
| Price | £600,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £565,000 Feb 2019 |

## Description

The main living space sits at the heart of the home, offering a comfortable and versatile reception with bespoke fitted alcove shelving and integrated lighting, creating a warm and inviting focal point. The separate kitchen has been modernised to a high standard and features sleek cabinetry, ample worktop space and a breakfast bar, making it ideal for both everyday living and entertaining.

Upstairs, the property offers two well-proportioned double bedrooms, each benefiting from good natural light and practical layout options. A modern family bathroom is complemented by an additional WC, enhancing day-to-day convenience and flexibility.

Finished in a neutral palette and recently redecorated, the flat is ready to move straight into while still offering scope for personalisation. The split-level arrangement adds a sense of separation between living and sleeping areas, making it particularly well suited to sharers, couples or small families.

Rattray Road is a popular residential street ideally positioned between Brixton and Herne Hill, with Brockwell Park just moments away. The park offers expansive green space, sports facilities, a lido and café, making it a real focal point for the area.

Brixton provides excellent transport connections via the Victoria Line, along with a vibrant mix of restaurants, bars, markets and independent shops, while Herne Hill offers a more village-style atmosphere with cafés, pubs and direct rail services into the City and West End. A range of bus routes further enhance connectivity across South London.

## Property Photos

- ![Picture No. 02](/listings/photos/87527499/1150703) - Picture No. 02
- ![Picture No. 08](/listings/photos/87527499/1150704) - Picture No. 08
- ![Picture No. 06](/listings/photos/87527499/1150705) - Picture No. 06
- ![Picture No. 07](/listings/photos/87527499/1150706) - Picture No. 07
- ![Picture No. 09](/listings/photos/87527499/1150707) - Picture No. 09
- ![Picture No. 10](/listings/photos/87527499/1150708) - Picture No. 10
- ![Picture No. 11](/listings/photos/87527499/1150709) - Picture No. 11
- ![Picture No. 03](/listings/photos/87527499/1150710) - Picture No. 03
- ![Picture No. 04](/listings/photos/87527499/1150711) - Picture No. 04
- ![Picture No. 05](/listings/photos/87527499/1150712) - Picture No. 05
- ![Picture No. 12](/listings/photos/87527499/1150713) - Picture No. 12

## Floorplans

- ![Picture No. 01](/listings/photos/87527499/1150714) - Picture No. 01

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/87527499/1150715) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 FLAT 2 RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BA | £565,000 | 04/02/2019 | 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 |
|---------|-------|------|------|
| 39 FLAT 18 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG | £423,000 | 31/10/2025 | Flat |
| 2A FLAT 1 BARNWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1PW | £515,000 | 10/10/2025 | Flat |
| 39 FLAT 51 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG | £285,500 | 17/11/2023 | Flat |
| 30B DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AN | £650,000 | 21/07/2023 | Flat |
| 39 FLAT 66 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG | £440,000 | 07/07/2023 | Flat |
| 12 FLAT 2 DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AN | £420,000 | 29/06/2023 | Flat |
| 108A DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AW | £580,000 | 28/06/2023 | Flat |
| 96B RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BE | £625,000 | 19/04/2023 | Flat |
| 1 FLAT 1 RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AY | £655,000 | 24/02/2023 | Flat |
| 39 FLAT 72 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG | £300,000 | 22/12/2022 | Flat |
| 46 FIRST AND SECOND FLOOR FLAT RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BD | £678,500 | 15/12/2022 | Flat |
| 103B DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AL | £360,000 | 14/12/2022 | Flat |
| 63 FLAT A RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BB | £628,500 | 13/12/2022 | Flat |
| 39 FLAT 48 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG | £366,500 | 09/12/2022 | Flat |
| 69 FLAT 1 DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AJ | £795,000 | 09/12/2022 | Flat |
| 5B PROBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BN | £700,000 | 31/10/2022 | Flat |
| 12 RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BD | £660,000 | 28/10/2022 | Flat |
| 30A DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AN | £551,100 | 27/10/2022 | Flat |
| 28 FLAT C JELF ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BJ | £417,500 | 19/10/2022 | Flat |
| 39 FLAT 54 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG | £365,000 | 16/09/2022 | Flat |

**Area average:** £520,780 (20 sales)

## Price vs local average

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

- **Local average:** £472,327 (114 Flat, SW2, 2024–2026)
- **Deviation:** +27%

## Rental Range

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

- **Low:** £2,274/mo
- **Realistic:** £2,527/mo
- **Optimistic:** £2,780/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,546/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, Kellett Rd, SW2 | £2,800/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed Flat, Effra Road, SW2 | £2,890/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Saltoun Road, SW2 | £2,400/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Camsey House, SW2 | £2,100/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Penthouse, Antiopa House, SW9 | £2,695/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Brixton, SW9 | £2,695/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Brighton Terrace, SW9 | £2,250/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Brixton Station Road, SW9 | £2,400/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £2,529/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £318,500
- **Target investor price (1%):** £254,800

*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 £2,548/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.6×
- **Monthly cashflow:** £-95/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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:** -6.6%
- **10y growth:** 6.6%

## House Price Index (HM Land Registry)

*Official index for Lambeth; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** -6.7%
- **10y growth (index):** -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)

Picture No. 02 Picture No. 08 Picture No. 06 Picture No. 07 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 03 Picture No. 04 Picture No. 05 Picture No. 12

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Property details

Tenure

SHARE_OF_FREEHOLD

Council tax band

Last sold

£565,000 Feb 2019

Local average

£472,327 (+27%)

Deprivation

Decile 5 (15,405 of 33,755)

Street crime

1426 incidents within 1 mile (May 2026)

Key features

Two double bedrooms
Split-level period conversion
Modernised kitchen with breakfast bar
Bespoke alcove shelving and lighting
Recently redecorated throughout
Bathroom plus additional WC
Well-proportioned reception room
Quiet residential location

Description

Set across the upper floors of a handsome period building, this well-presented two bedroom split-level flat combines generous proportions with thoughtful modernisation and characterful detailing throughout.

The main living space sits at the heart of the home, offering a comfortable and versatile reception with bespoke fitted alcove shelving and integrated lighting, creating a warm and inviting focal point. The separate kitchen has been modernised to a high standard and features sleek cabinetry, ample worktop space and a breakfast bar, making it ideal for both everyday living and entertaining.

Upstairs, the property offers two well-proportioned double bedrooms, each benefiting from good natural light and practical layout options. A modern family bathroom is complemented by an additional WC, enhancing day-to-day convenience and flexibility.

Finished in a neutral palette and recently redecorated, the flat is ready to move straight into while still offering scope for personalisation. The split-level arrangement adds a sense of separation between living and sleeping areas, making it particularly well suited to sharers, couples or small families.

Rattray Road is a popular residential street ideally positioned between Brixton and Herne Hill, with Brockwell Park just moments away. The park offers expansive green space, sports facilities, a lido and café, making it a real focal point for the area.

Brixton provides excellent transport connections via the Victoria Line, along with a vibrant mix of restaurants, bars, markets and independent shops, while Herne Hill offers a more village-style atmosphere with cafés, pubs and direct rail services into the City and West End. A range of bus routes further enhance connectivity across South London.

Listed by

Herne Hill

Winkworth

Reference: 87527499

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 01

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Listed for sale	—	£600,000	+6.2%
Sold	04/02/2019 (7 years ago)	£565,000	—

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
39 FLAT 18 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG	£423,000	31/10/2025	Flat
2A FLAT 1 BARNWELL ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1PW	£515,000	10/10/2025	Flat
39 FLAT 51 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG	£285,500	17/11/2023	Flat
30B DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AN	£650,000	21/07/2023	Flat
39 FLAT 66 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG	£440,000	07/07/2023	Flat
12 FLAT 2 DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AN	£420,000	29/06/2023	Flat
108A DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AW	£580,000	28/06/2023	Flat
96B RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BE	£625,000	19/04/2023	Flat
1 FLAT 1 RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AY	£655,000	24/02/2023	Flat
39 FLAT 72 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG	£300,000	22/12/2022	Flat
46 FIRST AND SECOND FLOOR FLAT RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BD	£678,500	15/12/2022	Flat
103B DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AL	£360,000	14/12/2022	Flat
63 FLAT A RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BB	£628,500	13/12/2022	Flat
39 FLAT 48 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG	£366,500	09/12/2022	Flat
69 FLAT 1 DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AJ	£795,000	09/12/2022	Flat
5B PROBERT ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BN	£700,000	31/10/2022	Flat
12 RATTRAY ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BD	£660,000	28/10/2022	Flat
30A DALBERG ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1AN	£551,100	27/10/2022	Flat
28 FLAT C JELF ROAD, LONDON, LAMBETH, GREATER LONDON, SW2 1BJ	£417,500	19/10/2022	Flat
39 FLAT 54 EFFRA PARADE, LONDON, LAMBETH, GREATER LONDON, SW2 1PG	£365,000	16/09/2022	Flat

Area average: £520,780 (20 sales)

Capital growth trend

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

5y growth -6.6%

10y growth 6.6%

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

1y (index) -1.2%

5y (index) -6.7%

10y (index) -2%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 33 RATTRAY ROAD FREEHOLD LIMITED (8658087)

Rental Range

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

Low £2,274/mo

Realistic £2,527/mo

Optimistic £2,780/mo

Based on Local Authority from postcode lookup → Lambeth.

LHA (30th percentile) floor for Inner South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW2 1BA

Nearby

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

Type	Name	Distance
Shop	Unknown	0.0 miles
Bus stop	Effra Parade	0.1 miles
Bus stop	Kellett Road	0.1 miles
Shop	Ghost Whale	0.2 miles
Train station	Brixton	0.3 miles
Hospital	King's College Hospital Emergency Department	1.1 miles
Hospital	Dental Hospital	1.1 miles
University	University of Wales Trinity Saint David London Campus	1.5 miles
University	University Library	2.7 miles

Street-level crime

Category	Count
Anti-social behaviour	348
Violence and sexual offences	341
Theft from the person	122
Shoplifting	119
Other theft	103
Vehicle crime	97
Public order	70
Drugs	60
Robbery	47
Bicycle theft	44
Burglary	41
Possession of weapons	21
Other crime	10
Criminal damage and arson	3
Total incidents	1426

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
Effra Nursery School and Children's Centre	Nursery	0.1 miles	Good — 20 Nov 2023
Triangle Nursery School	Nursery	0.1 miles	Outstanding — 14 Nov 2019
Hill Mead Primary School	Primary	0.3 miles	Requires improvement — 16 Jul 2024
Sudbourne Primary School	Primary	0.3 miles	Good — 28 Nov 2023
Ark Evelyn Grace Academy	Secondary	0.4 miles	Requires improvement — 16 Jan 2023

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, Kellett Rd, SW2	£2,800/mo	2	0.13 miles	OpenRent
2 Bed Flat, Effra Road, SW2	£2,890/mo	2	0.16 miles	OpenRent
2 Bed Flat, Saltoun Road, SW2	£2,400/mo	2	0.18 miles	OpenRent
2 Bed Flat, Camsey House, SW2	£2,100/mo	2	0.22 miles	OpenRent
2 Bed Penthouse, Antiopa House, SW9	£2,695/mo	2	0.34 miles	OpenRent
2 Bed Flat, Brixton, SW9	£2,695/mo	2	0.35 miles	OpenRent
2 Bed Flat, Brighton Terrace, SW9	£2,250/mo	2	0.35 miles	OpenRent
2 Bed Flat, Brixton Station Road, SW9	£2,400/mo	2	0.38 miles	OpenRent

Average rent: £2,529/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £318,500

Target investor price (1%) £254,800

Gross yield 5.1%

Cost-to-rent ratio 19.6×

Monthly cashflow £-95/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.7%

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).