# 2 bedroom flat for sale (SE15 5SZ) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 18, RICHLAND HOUSE, GOLDSMITH ROAD, LONDON, GREATER LONDON SE15 5SZ | | Price | £375,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1930-1949 | | Floor area | 65 m² | | Last sold | £357,500 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/03/2035 - **Current heating cost:** £472/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/9583-3048-1207-6845-2200) ## Description An ideal first-time buy, this spacious, two-bedroom apartment is set on the second floor and features its own private balcony. Upon entering through the secure main entrance with phone entry, you ascend to the second floor, where far-reaching views of London await right from your doorstep. The apartment boasts wooden block flooring to majority of rooms, beginning in the entrance hall. Immediately to your left is a separate WC, while to your right, the first of two well-proportioned double bedrooms includes built-in storage. Adjacent is the primary double bedroom, which overlooks the peaceful heart of the development, offering a tranquil retreat. The bright and airy reception room features a charming fireplace and access to a private balcony overlooking the internal courtyard. A convenient additional storage unit is also available. The galley-style kitchen provides ample storage, while the main bathroom is complete with a bathtub and overhead shower. While the property is in good order. There is room for improvement making it ideal for first time buyer looking to make their own stamp. It would also make a perfect investment opportunity. The property is ideally situated near Queens Road, Peckham Rye, and Nunhead, an area rapidly evolving into a local hotspot for both residents and visitors alike (who would've thought Peckham would become a tourist destination!). The neighbourhood is brimming with trendy new restaurants and is well-served by essential shops, including a Sainsbury's and Tesco. Just five minutes from your doorstep are some of the best restaurants South East London has to offer. Kudu, a family-run gem that started on Queens Road, has earned a Michelin Bib Gourmand and expanded to include two local restaurants, a cocktail bar beneath the famous railway arches, and a grill in Nunhead. After exploring the Kudu collective, there's plenty more to discover. Continue up Queens Road and stop at Beer Rebellion, then head a few doors down to Peckham Cellars-another Michelin Bib Gourmand winner. While these spots are just steps away, the options nearby are endless. Nunhead, Peckham, and Rye Lane are all within walking distance, home to vibrant venues like Peckham Plex, Peckham Pulse, and Peckham Levels, a creative hub spread across six floors. Peckham's appeal has long been its abundant green spaces, offering a sense of escape despite its central location. Nearby, Peckham Rye Park is one of London's most charming green spaces, with formal gardens, a café, a pond, and open fields. For more greenery, head to historic Telegraph Hill, where you'll find two parks, tennis courts, and panoramic views of London. The Hill Station café and arts hub on Kitto Road is a local favourite. Your nearest station, Queens Road Peckham, is located in Zone 2 and features a Blackbird Bakery under the railway arch. The station offers convenient connections via the London Overground, with just two quick stops to London Bridge and The Shard, among many other Service charge - approx. £2251 PA (2025 - 2026) Ground rent - £10 PA Lease length - Approx. 102 years Council tax band - B - Southwark Council ## Property Photos - ![7M2A7210.jpg](/listings/photos/159735050/698411) - 7M2A7210.jpg - ![7M2A7215.jpg](/listings/photos/159735050/698412) - 7M2A7215.jpg - ![7M2A7222.jpg](/listings/photos/159735050/698413) - 7M2A7222.jpg - ![7M2A7185.jpg](/listings/photos/159735050/698414) - 7M2A7185.jpg - ![7M2A7189.jpg](/listings/photos/159735050/698415) - 7M2A7189.jpg - ![7M2A7192.jpg](/listings/photos/159735050/698416) - 7M2A7192.jpg - ![7M2A7233.jpg](/listings/photos/159735050/698417) - 7M2A7233.jpg - ![7M2A7240.jpg](/listings/photos/159735050/698418) - 7M2A7240.jpg - ![7M2A7242.jpg](/listings/photos/159735050/698419) - 7M2A7242.jpg - ![7M2A7201.jpg](/listings/photos/159735050/698420) - 7M2A7201.jpg - ![7M2A7204.jpg](/listings/photos/159735050/698421) - 7M2A7204.jpg - ![7M2A7207.jpg](/listings/photos/159735050/698422) - 7M2A7207.jpg - ![7M2A7225.jpg](/listings/photos/159735050/698423) - 7M2A7225.jpg - ![1.jpg](/listings/photos/159735050/698424) - 1.jpg - ![7M2A7264.jpg](/listings/photos/159735050/698425) - 7M2A7264.jpg - ![7M2A7266.jpg](/listings/photos/159735050/698426) - 7M2A7266.jpg ## Floorplans - ![Flat 18, Richland House, Goldsmith Road, SE15 5SZ.](/listings/photos/159735050/698427) - Flat 18, Richland House, Goldsmith Road, SE15 5SZ. ## EPC Graphs - ![EE Rating](/listings/photos/159735050/698428) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | RICHLAND HOUSE FLAT 18 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5SZ | £357,500 | 30/01/2026 | Flat | | RICHLAND HOUSE FLAT 18 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5SZ | £303,700 | 24/07/2015 | 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 | |---------|-------|------|------| | 114 FLAT 7 PECKHAM HIGH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5ED | £230,000 | 27/11/2025 | Flat | | GAUMONT HOUSE, 1 FLAT 12 STAFFORDSHIRE STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5TS | £188,000 | 02/09/2025 | Flat | | ANGELINA HOUSE FLAT 22 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5UB | £268,000 | 19/08/2025 | Flat | | GAUMONT HOUSE, 93 FLAT 12 MARMONT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5TL | £360,000 | 28/09/2023 | Flat | | 92 NEVILLE CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE15 5UF | £265,000 | 28/07/2023 | Flat | | 92 NEVILLE CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE15 5UF | £275,000 | 28/07/2023 | Flat | | WAKEFIELD HOUSE FLAT 34 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5ST | £448,000 | 19/07/2023 | Flat | | 47A GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5TF | £584,000 | 14/07/2023 | Flat | | 32 WENTWORTH CRESCENT, LONDON, SOUTHWARK, GREATER LONDON, SE15 5UG | £400,000 | 16/06/2023 | Flat | | 66 FLAT B PECKHAM HILL STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5JY | £640,000 | 14/12/2022 | Flat | | 7 WILMOT CLOSE, LONDON, SOUTHWARK, GREATER LONDON, SE15 6UA | £450,000 | 21/11/2022 | Flat | | HARDCASTLE HOUSE FLAT 6 MARMONT ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5TA | £220,000 | 21/11/2022 | Flat | | 38 FLAT 1 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5TN | £375,000 | 18/11/2022 | Flat | | 66 FLAT A PECKHAM HILL STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5JY | £627,500 | 04/11/2022 | Flat | | 66 FLAT C PECKHAM HILL STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5JY | £486,000 | 27/10/2022 | Flat | | 66 FLAT D PECKHAM HILL STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5JY | £485,000 | 26/10/2022 | Flat | | 22B FURLEY ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5UQ | £350,000 | 10/10/2022 | Flat | | 96 FLAT 1 PECKHAM HIGH STREET, LONDON, SOUTHWARK, GREATER LONDON, SE15 5ED | £415,000 | 04/10/2022 | Flat | | [Same street] RICHLAND HOUSE FLAT 13 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5SZ | £350,000 | 23/09/2022 | Flat | | WAKEFIELD HOUSE FLAT 32 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5ST | £375,000 | 24/06/2022 | Flat | | WAKEFIELD HOUSE FLAT 43 GOLDSMITH ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE15 5ST | £420,000 | 14/04/2022 | Flat | **Street average:** £350,000 (1 sale) **Area average:** £393,075 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £423,106 (86 Flat, SE15, 2024–2026) - **Deviation:** -11.4% ## Rental Range *ONS Price Index of Private Rents (Southwark). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,156/mo - **Realistic:** £2,395/mo - **Optimistic:** £2,635/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/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, Ground Floor, SE15 | £2,500/mo | 2 | 0.12 miles | OpenRent | | 2 Bed Flat, Friary Road, SE15 | £2,100/mo | 2 | 0.17 miles | OpenRent | | 2 Bed Flat, Peckham Hill Street, SE15 | £2,700/mo | 2 | 0.27 miles | OpenRent | **Average rent: £2,433/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.67% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 8% - **Cost-to-rent:** 12.5× - **Monthly cashflow:** £748/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.3% *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:** £5,769/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -7.4% - **10y growth:** 12.7% ## House Price Index (HM Land Registry) *Official index for Southwark; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -4.7% - **5y growth (index):** -5% - **10y growth (index):** -8.3% ## 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)