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    1. Home
    2. London properties
    3. 3 bed flat for sale in Upper Ground, London SE1
    Full property analysis
    OverviewAboutValue & compsReturnsDealAreaAgent & docsFAQ

    Stricter Pursue picks

    We've tightened what earns a Pursue. A home now needs a published valuation, a strategy that still makes money after real running costs and lender stress tests, and no listing problems that would stop a mortgage. You'll see fewer Pursues, and each one has been checked harder.

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    1 / 5

    55, Upper Ground, London, SE1 9RB

    3-bedroom flat · SE1 9RB

    1,145 sq ft2 baths
    Asking
    £1,800,000

    For sale · Reduced £200k (−10%) on 16 Sep · Listed 149 days

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    Opportunity summary

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    About

    The property

    This well-proportioned three-bedroom apartment is situated on the twenty-fifth floor of the iconic Southbank Tower, offering contemporary living in one of London's most sought-after riverside developments.

    Extending to approximately 1,145 sq ft (106.37 sq m), the property is centred around an impressive open-plan reception, dining and kitchen space.

    This expansive, light-filled area is ideal for both entertaining and everyday living, with a modern fitted kitchen and a central island creating a natural social hub.

    The angular layout, typical of the tower's distinctive architecture, enhances natural light and provides a sense of volume throughout.

    The accommodation comprises three bedrooms, including a generous principal bedroom with excellent proportions and built-in storage.

    Two further bedrooms offer flexibility for guest accommodation, a home office or family living.

    A well-appointed family bathroom is complemented by an additional shower room, both finished to a modern standard.

    A bright sunroom provides an additional versatile space, perfect as a study, reading area or winter garden.

    Southbank Tower is renowned for its striking modern design and prime position on the South Bank, moments from the River Thames, the cultural attractions of the Southbank Centre, and the amenities of Waterloo and the City.

    Residents benefit from 24-hour concierge, residents' lounge, gym and communal roof terraces, making it an exceptional choice for both owner-occupiers and investors seeking a premium London residence.

    Southbank Tower enjoys a prime riverside location moments from the Thames, with Waterloo Station (National Rail, Bakerloo, Jubilee, Northern and Waterloo & City lines) and Blackfriars nearby for excellent connectivity.

    The area offers world-class dining, the Southbank Centre, Tate Modern and vibrant riverside walks, placing the very best of central London on your doorstep.

    Key information

    Price per sq ft
    £1,572/sq ft
    Based on 1,145 sq ft (106 sq m)
    Floor area
    1,145 sq ft (106 sq m)
    Council tax band
    Band H
    Estimated ~£3,600/year
    Tenure
    Leasehold (987 years)
    See leasehold details below
    Local authority
    Southwark
    London Borough
    County
    Greater London Authority
    Lease remaining
    987 years
    Sign up free to see flood risk and more→

    Value & comps

    What is it worth?

    No previous sales on record.

    Comparable salesNo comps yet
    No comparable sales matched this property yet.

    Returns

    What does it return?

    Set an offer; the calculator follows it.

    Rent evidence
    Rental benchmark

    Nearby rental comparables

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    Local SA Market

    Short-let restrictions apply

    • Greater London: an entire home can be let short-term for at most 9090 short-let nights plus a mid-term let for the rest of the year.
    • England: a national short-term let register is being introduced; register the property before letting.

    We're still gathering serviced-accommodation data for this area.

    Archie refurb estimate: a Pro feature·

    Feeds your report · not a commitment

    0.0% below asking

    Model

    Run the numbers.

    BTL · HMO · BRRR · SA · Flip — editable, saved scenarios
    Investment calculatorBTL · BRRR · HMO · Flip · SA · R2R — editable inputs, saved scenarios
    Investment Disclaimer

    This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

    All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.

    Past performance does not guarantee future results. Tax implications vary by individual circumstances.

    Mortgage

    Deal

    Is it a deal?

    ✨
    Archie’s verdict
    PursueArchie has scored this property.
    Sign in to see Archie's call — Pursue, Watch or Pass — with the reasons and a suggested offer.
    17/100
    Deal score · weighted
    Watch; deal signals are weak

    Factor breakdown
    BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.
    0/25
    Yield potential—
    0/25
    Motivation signalsNot enough data
    0/25
    Days on market149 days · price-fatigue
    17/25
    —
    Seller motivation
    Not scored yet

    Days on market149
    Price reduction-10.0%
    STC fall-through—
    Back to market—
    Agency change—
    EPC rating—
    Listing timeline
    First listedListed at £2,000,0001 Jun 2026
    Price reduced£2,000,000 → £1,800,000 (−10.0%)16 Sep 2026
    Still activeDay 149 on marketToday
    Strategy fit
    No strategy scores available yet.
    Article 4Not verified - check with the council

    HMO Conversion Potential

    Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

    Tier, yield projection, and cost stack — Pro tier only.

    PD Conversion Potential

    Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

    Tier, route, yield projection, and cost stack - Pro tier only.

    BRRR Candidate

    BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

    Tier, refurb cost, ARV, and refi maths - Pro tier only.

    Plot subdivision potential

    Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

    Lease extension arbitrage

    Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.

    Serviced Accommodation

    Pro

    See projected short-stay revenue vs a vanilla BTL for this property.

    Rent-to-Rent strategy fit

    Pro

    See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.

    Area

    The area

    Living here

    SchoolsLoading
    StationsLoading
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    Location
    More market detail▾
    SE1 · Live market data · flat only
    SE1 aggregates aren't available right now. The full comparables table below still loads — try refreshing in a few minutes.

    Agent & docs

    Move it forward

    Listing agent
    Knight Frank - Canary Wharf Sales logo
    Knight Frank - Canary Wharf Sales
    listed on zoopla
    Corporate landlord — contact via portal
    View on zoopla

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    FAQ

    Questions

    About 55, Upper Ground, London

    How much is 55, Upper Ground, London?
    The asking price is £1,800,000.
    What kind of property is 55, Upper Ground, London?
    A 3-bedroom flat in SE1 9RB.

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