# 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

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.

## 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, Brixton Station Road, SW9 | £2,400/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £2,697/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*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 £2,800/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £132/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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)