# 2 bedroom flat for sale (SW18 2RX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 175 - 181, ST ANNS HILL, LONDON, GREATER LONDON SW18 2RX |
| Price | £565,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £575,000 Sep 2016 |

## Description

Located on this well-regarded residential street is this delightful first floor purpose built flat with views of St Anne’s Church. An excellent location it offers access to both Earlsfield and Wandsworth Town, with Southside shopping centre and King George’s Park within a few minutes’ walk. The flat is presented in great decorative order throughout. Set within an attractive building with only four flats, the property is well proportioned, with a good-sized sitting room boasting a bay window. The fitted kitchen has space for a breakfast table while the two bedrooms are serviced by a well-appointed bathroom. Sold with a share of freehold and no onward chain. ** PLEASE NOTE: THE SECOND BEDROOM HAS BEEN VIRTUALLY STAGED TO SHOW SPACES **

## Property Photos

- ![Reception Room](/listings/photos/88376964/592209) - Reception Room
- ![Kitchen](/listings/photos/88376964/592211) - Kitchen
- ![Bedroom](/listings/photos/88376964/592212) - Bedroom
- ![Bedroom](/listings/photos/88376964/592213) - Bedroom
- ![Bathroom](/listings/photos/88376964/592214) - Bathroom
- ![View](/listings/photos/88376964/592215) - View
- ![External](/listings/photos/88376964/592216) - External

## Floorplans

- ![St Ann¿s Hill.jpg](/listings/photos/88376964/592217) - St Ann¿s Hill.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/88376964/592219) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 175 - 181 ST ANNS HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £575,000 | 05/09/2016 | Flat |
| 175 - 181 ST ANNS HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £407,500 | 24/05/2013 | 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 |
|---------|-------|------|------|
| 3 ST ANNS CRESCENT, LONDON, WANDSWORTH, GREATER LONDON, SW18 2ND | £837,500 | 18/12/2025 | Flat |
| 36A DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JR | £495,000 | 17/11/2025 | Flat |
| 24 FLAT 1 EGLANTINE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2DD | £742,310 | 25/10/2025 | Flat |
| 184B ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RT | £825,000 | 05/09/2025 | Flat |
| 177 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £625,000 | 03/03/2025 | Flat |
| 213 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £350,000 | 28/10/2024 | Flat |
| 199 - 201 FLAT 1 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £370,000 | 02/10/2024 | Flat |
| 219 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £465,000 | 27/09/2024 | Flat |
| 205A ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £490,000 | 13/09/2024 | Flat |
| 231 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £340,000 | 30/08/2024 | Flat |
| 225 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £345,000 | 04/07/2024 | Flat |
| 185 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £615,000 | 03/05/2024 | Flat |
| MERSTONE HOUSE FLAT 20 BORRODAILE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2LF | £393,000 | 15/12/2023 | Flat |
| 16 WESTDEAN CLOSE, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JX | £368,000 | 15/12/2023 | Flat |
| MERSTONE HOUSE FLAT 4 BORRODAILE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2LF | £475,000 | 06/12/2023 | Flat |
| CULVER COURT FLAT 1 BORRODAILE ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW18 2LD | £427,000 | 15/11/2023 | Flat |
| 6 MARCUS TERRACE, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JW | £460,000 | 27/10/2023 | Flat |
| 50 DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JS | £535,000 | 19/10/2023 | Flat |
| WELLINGTON LODGE, 25A FLAT 7 DENTON STREET, LONDON, WANDSWORTH, GREATER LONDON, SW18 2JR | £290,000 | 13/10/2023 | Flat |
| 183 ST ANN'S HILL, LONDON, WANDSWORTH, GREATER LONDON, SW18 2RX | £625,000 | 21/09/2023 | Flat |

**Area average:** £503,641 (20 sales)

## Price vs local average

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

- **Local average:** £568,735 (172 Flat, SW18, 2024–2026)
- **Deviation:** -0.7%

## Rental Range

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

- **Low:** £2,339/mo
- **Realistic:** £2,599/mo
- **Optimistic:** £2,859/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,789/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 Flat, Wandsworth High Street, SW18 | £2,950/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Flat, Broomhill Road, SW18 | £2,400/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £2,675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £334,375
- **Target investor price (1%):** £267,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,675/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £157/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.2%

*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:** 3.2%
- **10y growth:** -7.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.3%
- **5y growth (index):** -3%
- **10y growth (index):** -7.2%

## 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)