Sold STC Flat

FLAT 6

STAGSHAW HOUSE, EAST DULWICH ESTATE, LONDON, GREATER LONDON SE22 8DB

2 beds 1 baths 592 sq ft Listed 2 Apr 2019 (-2666d)

£395,000

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Stagshaw House

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Property details

Tenure

LEASEHOLD

Floor area

55 m²

EPC rating

C

Year built

England and Wales: 1900-1929

Last sold

£380,000 Aug 2019

Price per m²

£7,182/m²

Local average

£479,459 (-17.6%)

Deprivation

Decile 3 (9,120 of 33,755)

Street crime

1086 incidents within 1 mile (May 2026)

Key features

  • Purpose Built Flat
  • Two Double Bedrooms
  • Beautifully Finished
  • Modern Kitchen
  • Large Reception
  • Stunning Bathroom
  • Fantastic Location
  • Energy Efficiency Rating C

Additional details

Parking
Yes

Description

Acorn are delighted to market this beautifully finished two double bedroom flat ideally located for local amenities and transport links.
Situated on a quiet side road, on the raised ground floor of a purpose built block, the flat benefits from convenience of accessibility combined with privacy.
Lovingly modernised and updated by the current owners, accommodation includes a spacious reception room, a large master bedroom, a second double bedroom ( all three rooms with real wood flooring), a fully tiled bathroom and modern kitchen. The flat also benefits from off street parking.
Just across the road is a Sainsbury’s supermarket, while East Dulwich train station is only moments away with a regular service in to London Bridge, also within walking distance is Denmark Hill train station including the Overground service, giving excellent links to the City and a number of central London destinations. Regular bus services are also close by with services to surrounding areas and central London.
With the shops, bars and restaurants along Lordship Lane and Bellenden Road both within walking distance and the open spaces of Peckham Rye and Dulwich Parks also close by, in our opinion this lovely flat offers it all.

Energy Efficiency Rating C

Lease length: 110 years / Service charge: £800 per annum / Ground rent: £10 per annum

Listed by

Dulwich

Leaders and Romans Group

Reference: 80595293

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 01/04/2019

Expiry date: 31/03/2029

Current heating cost: £389/year

Potential heating cost: £234/year

Recommendations

  • 50 mm internal or external wall insulation (14,000)
  • Floor insulation (solid floor) (6,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

Energy Performanc...

Energy Performanc...

Price history

Event Date Price % change
Sold 16/08/2019 (6 years ago) £380,000 —

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
HILL HOUSE, 24 FLAT 5 GROVE HILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DG £670,000 16/01/2026 Flat
BRAMHAM HOUSE FLAT 7 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BJ £382,500 12/12/2025 Flat
52 FLAT 2 BROMAR ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DL £362,000 12/12/2025 Flat
65 HAYES GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DF £470,000 11/12/2025 Flat
FELLBRIDGE HOUSE FLAT 9A EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BY £257,500 04/12/2023 Flat
44 FLAT 1 ST FRANCIS ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DE £488,500 08/11/2023 Flat
18 - 22 FLAT 1 GROVE VALE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8EF £525,000 14/08/2023 Flat
WHEATLAND HOUSE FLAT 4 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AG £367,000 08/08/2023 Flat
WHEATLAND HOUSE FLAT 35 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AG £315,000 14/07/2023 Flat
8 APARTMENT 7 DOG KENNEL HILL, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AA £440,640 30/06/2023 Flat
18 - 22 FLAT 14 GROVE VALE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8EF £487,000 30/06/2023 Flat
14 BESANT PLACE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DA £415,000 29/06/2023 Flat
TIDWORTH HOUSE FLAT 15 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AW £270,000 20/04/2023 Flat
MELBREAK HOUSE FLAT 40 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8AL £277,000 12/04/2023 Flat
STAGSHAW HOUSE FLAT 22 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB £320,000 16/03/2023 Flat
GATCOMBE HOUSE FLAT 23A EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8BU £246,600 24/02/2023 Flat
STAGSHAW HOUSE FLAT 2 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB £217,000 30/01/2023 Flat
STAGSHAW HOUSE FLAT 2 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB £190,000 30/01/2023 Flat
HOLDERNESS HOUSE FLAT 10 CHAMPION HILL, LONDON, SOUTHWARK, GREATER LONDON, SE5 8DR £475,000 16/12/2022 Flat
21 HAYES GROVE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DF £437,500 14/12/2022 Flat

Area average: £380,662 (20 sales)

Capital growth trend

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

5y growth 0.4%
10y growth 9%

House Price Index (HM Land Registry — official index, not sold-price averages): Southwark. Series: Flats and maisonettes. As of April 2026.

1y (index) -2.2%
5y (index) -2%
10y (index) -7.1%

Rental Range

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

Low £2,155/mo
Realistic £2,394/mo
Optimistic £2,633/mo

Based on Local Authority from postcode lookup → Southwark.

LHA (30th percentile) floor for Inner South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

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

Address

Pytchley Road

Nearby

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

Type Name Distance
Bus stop Pytchley Road 0.1 miles
Bus stop Quorn Road 0.1 miles
Shop Payless Food & Wine 0.1 miles
Shop Easy Cut Barbers 0.1 miles
Train station East Dulwich 0.2 miles
Train station Denmark Hill 0.5 miles
Hospital King's College Hospital Emergency Department 0.6 miles
Hospital Dental Hospital 0.6 miles
University University of Wales Trinity Saint David London Campus 1.6 miles
University University Library 2.5 miles

Street-level crime

Category Count
Violence and sexual offences 246
Anti-social behaviour 204
Theft from the person 127
Other theft 110
Vehicle crime 85
Shoplifting 69
Burglary 53
Public order 53
Bicycle theft 48
Robbery 39
Drugs 32
Other crime 10
Possession of weapons 7
Criminal damage and arson 3
Total incidents 1086

Within 1 mile during May 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
Dog Kennel Hill School Primary 0.1 miles Good — 4 Oct 2011
Goose Green Primary and Nursery School Primary 0.3 miles Good — 12 Feb 2020
The Charter School East Dulwich Secondary 0.3 miles Good — 20 Nov 2018
The Belham Primary School Primary 0.4 miles Good — 27 Sep 2018
Bessemer Grange Primary School Primary 0.4 miles Good — 15 Apr 2015

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.61%
Max investor price (0.8%) £299,250
Target investor price (1%) £239,400
  • 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).