# 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 |
| Last sold | £1,650,000 Jun 2025 |

## 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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- ![Photo](/listings/photos/156839831/419751)
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- ![Photo](/listings/photos/156839831/419757)
- ![Photo](/listings/photos/156839831/419758)

## 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.*

## 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)