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Lot TBG / ERS 080925 /2

1-Bed Flat in Ledbury House, East Dulwich SE22

Guide price £ 250,000

Type of Sale

Flat 38, Ledbury House, East Dulwich Estate, London, SE22 8AN Sale Method: Private Treaty Tenure: Leasehold (100-year lease remaining)

Key Features

  • • 100-year lease remaining
  • • 35.1% discount vs. £385000 valuation
  • • Annual carrying costs just £2010 (0.80% of purchase price)
  • • Close to Lordship Lane shops cafés & Dulwich Park
  • • Communal gardens and piazza area
  • • Ground Rent: £10 p.a.
  • • Immediate equity gain £135000 (54.0% ROI)
  • • Lift access to all but top floor
  • • Potential stamp duty relief if purchased via employer relocation scheme
  • • Service Charge: £2000 p.a.
  • 1 bedroom 1 bathroom flat
Property for sale A four-story brick apartment building, Ledbury House SE22, with large bay windows and lush greenery. Text overlay reads: “LEDBURY HOUSE Guide £250K | 100-yr Lease | SC £2K | GR £10”. Ideal 1-bed flat East Dulwich. Presented by Palace Auctions
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Property for sale A four-story brick apartment building, Ledbury House SE22, with large bay windows and lush greenery. Text overlay reads: “LEDBURY HOUSE Guide £250K | 100-yr Lease | SC £2K | GR £10”. Ideal 1-bed flat East Dulwich. Presented by Palace Auctions
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Description

This 1-bed flat East Dulwich in Ledbury House offers an exceptional entry point into the SE22 market. Situated on the East Dulwich Estate, the property comprises a bright reception room, separate fitted kitchen, double bedroom and modern bathroom. Moreover, it is offered at £250,000—35.1% below the £385,000 Foxtons valuation. Thus, unlocking an immediate equity gain of £135,000 (54.0% ROI) upon purchase.

Ledbury House was constructed in the late 1960s using the large panel system method, with a Norfolk flint façade and robust concrete panels. Residents benefit from two passenger lifts (serving most floors) and private communal gardens. Annual service charges of £2,000 and ground rent of £10 total just £2,010 (approximately £167.50 per month). This represents only 0.8% of the purchase price. This 1-bed flat’s advantageous location in East Dulwich makes it appealing due to low running costs.

Investment potential and sustainability 

For professionals relocating for work, there may be potential to recover some or all of the stamp duty paid if the purchase is facilitated by an employer under UK relocation schemes. Furthermore, the property’s leasehold structure and low running costs make this 1-bedroom flat in East Dulwich equally appealing to first-time buyers and buy-to-let investors.

Ledbury House sits just a short walk from East Dulwich Station. Trains reach London Bridge in 15 minutes, while buses (routes 40, 42, P13) connect to central London. Lordship Lane’s boutiques, cafés and the North Cross Road market are on your doorstep. Dulwich Park and Peckham Rye Park provide green escapes moments away. Thus, owning a flat in this location, with just one bedroom, offers the best of both convenience and tranquillity in East Dulwich.

Viewings are strictly by appointment (24-hour notice). Please review the full legal pack—containing lease details, building reports and EPC certificate—before submitting offers. The opportunity to own a flat, particularly a 1-bed, in East Dulwich should not be missed.

 

Key Takeaways:
🌟 Purchase Price: £250,000 (plus fees)
🌟 Foxtons Valuation: £385,000 (35.1% discount)
🌟 Immediate Equity Gain: £135,000 (54.0% ROI)
🌟 Low Annual Costs: SC £2,000; GR £10 (Total £2,010)
🌟 Potential Stamp Duty Savings via employer relocation scheme

 

Financial Summary

Metric Value
Purchase Price £250,000
Foxtons Valuation £385,000
Discount from Valuation 35.1%
Immediate Equity Gain £135,000
Potential ROI 54.0%
Annual Service Charge £2,000
Annual Ground Rent £10
Total Annual Costs £2,010
Monthly Carrying Costs £167.50

Location & Transport

• East Dulwich Station (15 min to London Bridge) 

• Bus routes 40, 42, P13 (towards central London)
• Lordship Lane shops, cafés, North Cross Road market
• Dulwich Park & Peckham Rye Park within walking distance

Media & Links

• 📄 https://www.worldofauctions.co.uk/area-guides/east-dulwich-estate > East Dulwich Area Guide
• 🔗 https://tfl.gov.uk > Transport for London
• 🔗 https://www.southwark.gov.uk > Southwark Council
• 🔗 https://www.foxtons.co.uk > Foxtons Valuation
• 🔗 https://www.nationalrail.co.uk/stations > National Rail Station Info

Last Updated: Tuesday, September 09, 2025, 08:20 BST

Get in touch

Edward Swindells Auctioneer Consultant Auctioneer & Valuer

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