# 2 bedroom flat for sale (SE1 2PP) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 120, CARAWAY APARTMENTS, 2, CAYENNE COURT, LONDON, GREATER LONDON SE1 2PP | | Price | £975,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | G | | Construction age | England and Wales: 1996-2002 | | Floor area | 100 m² | | Last sold | £975,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 07/04/2035 - **Current heating cost:** £1,237/year - **Est. upgrade cost to C:** £1,500 ### Recommendations - L2 (£1,200 - £1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3900-7082-0822-5404-3453) ## Description Cayenne Court is a highly sought-after development just moments from Tower Bridge. It is a modern, excellently maintained residence built in the warehouse style that Shad Thames is famous for. It has a 24-hour concierge and security team, a secure underground parking garage with lift access directly to the apartments and residents enjoy access to a private gym, swimming pool, sauna and jacuzzi. This first floor apartment is spacious throughout with almost 1,100 sq. ft. of fully refurbished internal living space. A large living room has double warehouse doors onto a private balcony overlooking a quiet internal courtyard. There is also a stylish dining area. Both bedrooms are excellently sized double bedrooms, and both have ensuite bathrooms that have been stylishly renovated. The recently updated, separate kitchen is sleek and neutrally finished. It has plentiful storage and is fully equipped with high specification appliances - no expense has been spared. A welcoming, broad hallway greets guests, has space for additional storage and there is a guest WC in the same style as the two bathrooms. The current owner has gone to additional lengths to ensure the perfect nights' sleep; the principal bedroom has had black out blinds and secondary glazing installed to keep any noise out and also the warmth in. The floors have also been replaced throughout, with heat and sound insulation and the bedroom and living rooms walls that adjoin with the sole neighbour have also been sound-insulated. Furthermore, the apartment has had modern smart heaters installed that can be controlled manually or via the Wi-Fi with an app. The same attention to detail has been applied to the refurbishment of the bathrooms and kitchen. Cayenne Court is close to the Tower Bridge and the Shad Thames waterfront. Many residents walk to work in nearby More London or in the City just across the bridge. The area has several popular cafes, restaurants and gyms. The Bridge Theatre is also just a few minutes' walk away. Borough Market, London Bridge stations and Bermondsey St with its art galleries, museums and restaurant scene are all within easy walking distance. The property is being sold with no onward chain and comes with a secure private parking space in the garage beneath the development. Please watch the video tour. Chain free sale Long leasehold with 999 years from June 1999 Latest annual service charge £8,080 incl. reserve fund contribution Annual ground rent £500 London Borough of Southwark Band G ## Property Photos - ![Picture No. 32](/listings/photos/170791664/2133835) - Picture No. 32 - ![Picture No. 12](/listings/photos/170791664/2133836) - Picture No. 12 - ![Picture No. 15](/listings/photos/170791664/2133837) - Picture No. 15 - ![Picture No. 31](/listings/photos/170791664/2133838) - Picture No. 31 - ![Picture No. 13](/listings/photos/170791664/2133839) - Picture No. 13 - ![Picture No. 18](/listings/photos/170791664/2133840) - Picture No. 18 - ![Picture No. 09](/listings/photos/170791664/2133841) - Picture No. 09 - ![Picture No. 20](/listings/photos/170791664/2133842) - Picture No. 20 - ![Picture No. 25](/listings/photos/170791664/2133843) - Picture No. 25 - ![Picture No. 02](/listings/photos/170791664/2133844) - Picture No. 02 - ![Picture No. 03](/listings/photos/170791664/2133845) - Picture No. 03 - ![Picture No. 04](/listings/photos/170791664/2133846) - Picture No. 04 - ![Picture No. 21](/listings/photos/170791664/2133847) - Picture No. 21 - ![Picture No. 41](/listings/photos/170791664/2133848) - Picture No. 41 - ![Picture No. 42](/listings/photos/170791664/2133849) - Picture No. 42 - ![Picture No. 06](/listings/photos/170791664/2133850) - Picture No. 06 - ![Picture No. 34](/listings/photos/170791664/2133851) - Picture No. 34 - ![Picture No. 36](/listings/photos/170791664/2133852) - Picture No. 36 - ![Picture No. 08](/listings/photos/170791664/2133853) - Picture No. 08 - ![Picture No. 28](/listings/photos/170791664/2133854) - Picture No. 28 - ![Picture No. 30](/listings/photos/170791664/2133855) - Picture No. 30 - ![Google Maps Image](/listings/photos/170791664/2133856) - Google Maps Image ## Floorplans - ![Floorplan](/listings/photos/170791664/2133857) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/170791664/2133858) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CARAWAY APARTMENTS, 2 FLAT 120 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £975,000 | 27/04/2026 | 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 | |---------|-------|------|------| | WHEAT WHARF APARTMENTS, 27 FLAT 9 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YW | £980,000 | 09/01/2026 | Flat | | EAGLE WHARF COURT FLAT 24 LAFONE STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2LZ | £560,000 | 09/01/2026 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 217 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £515,000 | 22/12/2025 | Flat | | BOSS HOUSE, 2 FLAT 15 BOSS STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PS | £700,000 | 05/12/2025 | Flat | | TAMARIND COURT, 18 FLAT 54 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NE | £700,000 | 20/11/2025 | Flat | | TAMARIND COURT, 18 FLAT 11 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NE | £540,000 | 14/11/2025 | Flat | | THAMES HEIGHTS, 52 - 54 FLAT 3 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NB | £454,000 | 20/10/2025 | Flat | | BOSS HOUSE, 2 FLAT 26 BOSS STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PS | £1,260,000 | 06/08/2025 | Flat | | SPICE QUAY HEIGHTS, 32 FLAT 612 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YL | £650,000 | 22/05/2025 | Flat | | SPICE QUAY HEIGHTS, 32 FLAT 515 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YL | £1,750,000 | 22/01/2025 | Flat | | BOSS HOUSE, 2 FLAT 43 BOSS STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PS | £525,000 | 14/12/2023 | Flat | | FENNEL APARTMENTS, 3 FLAT 405 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PJ | £450,000 | 09/11/2023 | Flat | | BUTLERS WHARF BUILDING, 36 SUITE 208 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YE | £500,000 | 12/10/2023 | Flat | | ANCHOR BREWHOUSE, 50 FLAT 17 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2LY | £450,000 | 29/09/2023 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 603 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £530,000 | 15/09/2023 | Flat | | BOSS HOUSE, 2 FLAT 24 BOSS STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PS | £1,050,000 | 05/09/2023 | Flat | | TAMARIND COURT, 18 FLAT 11 GAINSFORD STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NE | £550,000 | 06/07/2023 | Flat | | WHEAT WHARF APARTMENTS, 27 FLAT 6 SHAD THAMES, LONDON, SOUTHWARK, GREATER LONDON, SE1 2YW | £820,000 | 05/07/2023 | Flat | | VANILLA AND SESAME COURT FLAT 105 CURLEW STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2NP | £490,000 | 03/07/2023 | Flat | | EAGLE WHARF COURT FLAT 33 LAFONE STREET, LONDON, SOUTHWARK, GREATER LONDON, SE1 2LZ | £930,500 | 11/05/2023 | Flat | | ADMIRALS COURT, 30 FLAT 22 HORSELYDOWN LANE, LONDON, SOUTHWARK, GREATER LONDON, SE1 2LJ | £750,000 | 09/05/2023 | Flat | | 104 BUTLERS & COLONIAL WHARF, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PY | £540,000 | 21/04/2023 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 518 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £527,500 | 09/12/2022 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 217 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £535,000 | 20/10/2022 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 505 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £510,000 | 17/10/2022 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 423 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £490,000 | 09/09/2022 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 115 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £970,000 | 01/07/2022 | Flat | | [Same street] CARAWAY APARTMENTS, 2 FLAT 616 CAYENNE COURT, LONDON, SOUTHWARK, GREATER LONDON, SE1 2PP | £435,350 | 10/06/2022 | Flat | **Street average:** £564,106 (8 sales) **Area average:** £732,475 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £636,373 (167 Flat, SE1, 2024–2026) - **Deviation:** +53.2% ## Rental Range *ONS Price Index of Private Rents (Southwark). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,188/mo - **Realistic:** £2,431/mo - **Optimistic:** £2,674/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, Tooley Street, SE1 | £2,800/mo | 2 | 0.37 miles | OpenRent | **Average rent: £2,800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.29% (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:** 3.4% - **Cost-to-rent:** 29× - **Monthly cashflow:** £-1,345/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.7% *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).* ## Price per Square Metre - **£/m²:** £9,750/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -39.3% - **10y growth:** -6.7% ## House Price Index (HM Land Registry) *Official index for Southwark; Flats and maisonettes series; as of June 2026.* - **1y growth (index):** 1.7% - **5y growth (index):** 1.5% - **10y growth (index):** -3.7% ## 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)