# 2 bedroom flat for sale (SW17 7RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 20 ST JAMES'S CLOSE, LONDON, GREATER LONDON SW17 7RU |
| Price | £445,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £437,000 Nov 2025 |

## Description

A larger than average two double bedroom apartment with a footprint spanning just shy of 700 sqft with a stylish fitted kitchen, a large reception room with ample space for seating and furnished with a private balcony and superb views of the green. The property also comprises two very large double bedrooms and a three piece family bathroom.

St James's Close is a desirable road nestled between Balham, Tooting and Wandsworth town with the vast green spaces of Wandsworth Common on the doorstep. The shops, bars and boutiques of Balham and Tooting town centres are only a short walk away with Balham and Tooting Bec tube station also on the doorstep.

**Tenure:** Leasehold 

**Council Tax Band:** Not yet set

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/165795752/1128656)
- ![Photo](/listings/photos/165795752/1128657)
- ![Photo](/listings/photos/165795752/1128658)
- ![Photo](/listings/photos/165795752/1128659)
- ![Photo](/listings/photos/165795752/1128660)
- ![Photo](/listings/photos/165795752/1128661)

## Floorplans

- ![Floorplan 1](/listings/photos/165795752/1128662) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 ST JAMES'S CLOSE, LONDON, WANDSWORTH, GREATER LONDON, SW17 7RU | £437,000 | 27/11/2025 | 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 |
|---------|-------|------|------|
| 160 FLAT 2 TRINITY ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7HT | £435,000 | 30/11/2023 | Flat |
| 68 SARSFELD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8HP | £715,000 | 23/11/2023 | Flat |
| ASSISI COURT, 60A FLAT 6 ST JAMES'S DRIVE, LONDON, WANDSWORTH, GREATER LONDON, SW12 8UU | £510,000 | 13/10/2023 | Flat |
| 126 BOUNDARIES ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW12 8HG | £905,000 | 29/09/2023 | Flat |
| 71 SECOND FLOOR FLAT HOSACK ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7QW | £475,000 | 11/09/2023 | Flat |
| STANLEY MANSIONS FLAT 9 MARIUS ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7QS | £660,000 | 08/09/2023 | Flat |
| 29 FIRST FLOOR FLAT OUSELEY ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8ED | £625,000 | 28/07/2023 | Flat |
| NAPLES COURT, 72 FLAT 3 ST JAMES'S DRIVE, LONDON, WANDSWORTH, GREATER LONDON, SW12 8SX | £435,000 | 30/06/2023 | Flat |
| 124 BOUNDARIES ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW12 8HG | £748,000 | 30/06/2023 | Flat |
| 16B FIRST FLOOR FLAT OSWARD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7SS | £760,000 | 30/06/2023 | Flat |
| 36A HOSACK ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7QP | £820,000 | 30/06/2023 | Flat |
| 7 HOSACK ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7QW | £765,000 | 12/06/2023 | Flat |
| 160 FIRST FLOOR FLAT AT TRINITY ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7HT | £365,000 | 21/04/2023 | Flat |
| 98 FLAT 2 TRINITY ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7RL | £555,000 | 19/12/2022 | Flat |
| 78A SARSFELD ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW12 8HP | £375,000 | 07/12/2022 | Flat |
| 57 ST JAMES'S DRIVE, LONDON, WANDSWORTH, GREATER LONDON, SW17 7RW | £575,000 | 17/11/2022 | Flat |
| VENICE COURT, 70 FLAT 3 ST JAMES'S DRIVE, LONDON, WANDSWORTH, GREATER LONDON, SW12 8SX | £286,000 | 14/11/2022 | Flat |
| 168 FLAT A TRINITY ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 7HT | £375,000 | 11/11/2022 | Flat |
| 180A BOUNDARIES ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW12 8HF | £980,000 | 31/10/2022 | Flat |
| 111 GROUND FLOOR FLAT BOUNDARIES ROAD, BALHAM, LONDON, WANDSWORTH, GREATER LONDON, SW12 8HB | £650,000 | 25/10/2022 | Flat |

**Area average:** £600,700 (20 sales)

## Price vs local average

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

- **Local average:** £499,574 (139 Flat, SW17, 2024–2026)
- **Deviation:** -10.9%

## Rental Range

*ONS Price Index of Private Rents (Wandsworth). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,350/mo
- **Realistic:** £2,611/mo
- **Optimistic:** £2,872/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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 Maisonette, Brodrick Road, SW17 | £2,900/mo | 2 | 0.24 miles | OpenRent |

**Average rent: £2,900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £362,500
- **Target investor price (1%):** £290,000

*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 £2,900/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.8×
- **Monthly cashflow:** £833/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.7%

*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).*

## Capital growth trend

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

- **5y growth:** 19%
- **10y growth:** 12.7%

## House Price Index (HM Land Registry)

*Official index for Wandsworth; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.4%
- **5y growth (index):** -1.4%
- **10y growth (index):** -7.5%

## 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)