Sold Semi-detached

11 TROSSACHS ROAD

LONDON, GREATER LONDON SE22 8PY

4 beds 2 baths 1,668 sq ft Listed 14 Jan 2025 (-517d)

£1,695,000

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# 4 bedroom semi-detached house for sale (SE22 8PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 TROSSACHS ROAD, LONDON, GREATER LONDON SE22 8PY |
| Price | £1,695,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Floor area | 155 m² |
| Last sold | £1,650,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 05/12/2034
- **Current heating cost:** £2,030/year
- **Est. upgrade cost to C:** £16,600

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0863-3944-0202-8654-8204)

## Description

Extraordinary opportunity to acquire this prestigious and imposing Victorian family home. Beautifully adorned with character, timeless grandeur and delightful rarity that truly stands alone.

Boasting charm with an elegant and contemporary finish, this stunning property is perfectly positioned just a stones throw away from transport links and the vibrant settings of Lordship Lane, Dulwich Village and Bellenden Road.

## Property Photos

- ![Photo](/listings/photos/156839831/419744)
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## Floorplans

- ![Floorplan 1](/listings/photos/156839831/419759) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/156839831/419760) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #7344671
- **Address:** 11 Trossachs Road, LONDON, SE22 8PY
- **Certificate Issued:** 03/05/2010
- **Work Completed:** 26/02/2010
- **Items:** 2 window(s)

### FENSA Certificate #13131160
- **Address:** 11 Trossachs Road, LONDON, SE22 8PY
- **Certificate Issued:** 10/09/2018
- **Work Completed:** 10/08/2018
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £1,650,000 | 20/06/2025 | Terraced |
| 11 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £1,180,500 | 02/11/2015 | Terraced |
| 11 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £882,500 | 20/07/2012 | Terraced |
| 11 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £240,000 | 04/06/1999 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 18 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £1,635,000 | 17/06/2025 | Terraced |
| 90 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8QY | £1,033,000 | 03/04/2023 | Semi-detached |
| [Same street] 28 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £1,120,000 | 30/11/2022 | Semi-detached |
| 60 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8QY | £1,700,000 | 09/11/2022 | Semi-detached |
| 6 HILVERSUM CRESCENT, LONDON, SOUTHWARK, GREATER LONDON, SE22 8TN | £650,000 | 14/10/2022 | Semi-detached |
| [Same street] 38 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £1,600,000 | 08/08/2022 | Terraced |
| 67 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RJ | £1,800,000 | 14/07/2022 | Semi-detached |
| [Same street] 3 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £1,426,500 | 20/06/2022 | Terraced |
| [Same street] 12A TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY | £578,000 | 27/01/2022 | Flat |
| 82 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8QY | £1,350,500 | 09/12/2021 | Semi-detached |
| 4 STEEN WAY, LONDON, SOUTHWARK, GREATER LONDON, SE22 8TH | £615,000 | 28/06/2021 | Semi-detached |
| 35 ABBOTSWOOD ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DJ | £590,000 | 28/06/2021 | Semi-detached |

**Street average:** £1,271,900 (5 sales)
**Area average:** £1,105,500 (7 sales)

## Price vs local average

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

- **Local average:** £1,360,367 (13 Semi-detached, SE22, 2024–2026)
- **Deviation:** +24.6%

## 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 Inner South East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £2,618/mo

## 1% Rule

- **Rent ratio:** 0.14% (weak for cashflow)
- **Max investor price (0.8%):** £299,375
- **Target investor price (1%):** £239,500

*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:** £10,935/m²

## Capital growth trend

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

- **5y growth:** 9.8%
- **10y growth:** 65.7%

## House Price Index (HM Land Registry)

*Official index for Southwark; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 7.3%
- **10y growth (index):** 6%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

155 m²

EPC rating

Last sold

£1,650,000 Jun 2025

Price per m²

£10,935/m²

Local average

£1,360,367 (+24.6%)

Deprivation

Decile 4 (12,628 of 33,755)

Street crime

669 incidents within 1 mile (Apr 2026)

Key features

Four bedrooms, two bath
Exceptional location
Superb school catchment
No onward chain
Potential to extend
Close to transport links
2,011 square feet

Description

Extraordinary opportunity to acquire this prestigious and imposing Victorian family home. Beautifully adorned with character, timeless grandeur and delightful rarity that truly stands alone.
Boasting charm with an elegant and contemporary finish, this stunning property is perfectly positioned just a stones throw away from transport links and the vibrant settings of Lordship Lane, Dulwich Village and Bellenden Road.

Listed by

East Dulwich

The Lomond Group

Reference: 156839831

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 06/12/2024

Expiry date: 05/12/2034

Current heating cost: £2,030/year

Potential heating cost: £1,310/year

Est. upgrade cost to C: £16,600

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7344671

Property Details

Street: 11 Trossachs Road

Town: LONDON

Postcode: SE22 8PY

Installation Details

Items: 2 windows

Certificate Issued: 03/05/2010

Work Completed: 26/02/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #13131160

Property Details

Street: 11 Trossachs Road

Town: LONDON

Postcode: SE22 8PY

Installation Details

Items: 1 window and 1 door

Certificate Issued: 10/09/2018

Work Completed: 10/08/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

588% since 1999

Event	Date	Price	% change
Sold	20/06/2025 (11 months ago)	£1,650,000	+39.8%
Sold	02/11/2015 (10 years ago)	£1,180,500	+33.8%
Sold	20/07/2012 (13 years ago)	£882,500	+267.7%
Sold	04/06/1999 (27 years ago)	£240,000	—

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
Same street 18 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY	£1,635,000	17/06/2025	Terraced
90 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8QY	£1,033,000	03/04/2023	Semi-detached
Same street 28 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY	£1,120,000	30/11/2022	Semi-detached
60 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8QY	£1,700,000	09/11/2022	Semi-detached
6 HILVERSUM CRESCENT, LONDON, SOUTHWARK, GREATER LONDON, SE22 8TN	£650,000	14/10/2022	Semi-detached
Same street 38 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY	£1,600,000	08/08/2022	Terraced
67 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8RJ	£1,800,000	14/07/2022	Semi-detached
Same street 3 TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY	£1,426,500	20/06/2022	Terraced
Same street 12A TROSSACHS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8PY	£578,000	27/01/2022	Flat
82 MELBOURNE GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8QY	£1,350,500	09/12/2021	Semi-detached
4 STEEN WAY, LONDON, SOUTHWARK, GREATER LONDON, SE22 8TH	£615,000	28/06/2021	Semi-detached
35 ABBOTSWOOD ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DJ	£590,000	28/06/2021	Semi-detached

Street average: £1,271,900 (5 sales)

Area average: £1,105,500 (7 sales)

Capital growth trend

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

5y growth 9.8%

10y growth 65.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Southwark. Series: Semi-detached. As of March 2026.

1y (index) 1.5%

5y (index) 7.3%

10y (index) 6%

Rental Range

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

Low £2,156/mo

Realistic £2,395/mo

Optimistic £2,635/mo

Based on Local Authority from postcode lookup → Southwark.

LHA (30th percentile) floor for Inner South East London: £2,618/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE22 8PY

Nearby

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

Type	Name	Distance
Bus stop	Tessa Jowell Health Centre	0.0 miles
Train station	East Dulwich	0.2 miles
Shop	Fight for Sight	0.2 miles
Shop	Robert Carder Shoes	0.3 miles
Train station	North Dulwich	0.4 miles
Hospital	King's College Hospital Emergency Department	0.9 miles
Hospital	Dental Hospital	0.9 miles
University	University of Wales Trinity Saint David London Campus	1.9 miles
University	University Library	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	135
Anti-social behaviour	112
Shoplifting	74
Vehicle crime	74
Other theft	58
Theft from the person	52
Burglary	33
Public order	33
Criminal damage and arson	32
Drugs	19
Robbery	19
Bicycle theft	18
Possession of weapons	6
Other crime	4
Total incidents	669

Within 1 mile during Apr 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
The Charter School East Dulwich	Secondary	0.1 miles	Good — 20 Nov 2018
Alleyn's School	Other	0.2 miles	— (No rating)
Bessemer Grange Primary School	Primary	0.3 miles	Good — 15 Apr 2015
Harris Primary Academy East Dulwich	Primary	0.3 miles	Outstanding — 12 Jun 2017
James Allen's Girls' School	Other	0.3 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.14%

Max investor price (0.8%) £299,375

Target investor price (1%) £239,500

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).