# 2 bedroom flat for sale (SE22 8DB) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 6, STAGSHAW HOUSE, EAST DULWICH ESTATE, LONDON, GREATER LONDON SE22 8DB | | Price | £395,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £380,000 Aug 2019 | ## 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 ## Property Photos - ![Stagshaw House](/listings/photos/80595293/1358231) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358232) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358233) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358234) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358235) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358236) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358237) - Stagshaw House - ![Stagshaw House](/listings/photos/80595293/1358238) - Stagshaw House ## Floorplans - ![Floorplan](/listings/photos/80595293/1358241) - Floorplan ## EPC Graphs - ![Energy Performanc...](/listings/photos/80595293/1358243) - Energy Performanc... ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | STAGSHAW HOUSE FLAT 6 EAST DULWICH ESTATE, LONDON, SOUTHWARK, GREATER LONDON, SE22 8DB | £380,000 | 16/08/2019 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £479,459 (51 Flat, SE22, 2024–2026) - **Deviation:** -17.6% ## Rental Range *ONS Price Index of Private Rents (Southwark). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,155/mo - **Realistic:** £2,394/mo - **Optimistic:** £2,633/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Inner South East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,546/mo ## 1% Rule - **Rent ratio:** 0.61% (weak for cashflow) - **Max investor price (0.8%):** £299,250 - **Target investor price (1%):** £239,400 *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:** -0.5% - **10y growth:** 10.1% ## House Price Index (HM Land Registry) *Official index for Southwark; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -2.2% - **5y growth (index):** -2% - **10y growth (index):** -7.1% ## 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)