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.
See how verdicts work2-bedroom flat
For saleListed 3 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
A brand new collection of stylish 2-bedroom apartments at Southmere in Thamesmead, SE2 - priced from £485,000, ready to move in from autumn 2026.
Get up to £32,500 towards your moving costs when you reserve.* Set beside the tranquil Southmere Lake, these spacious, design-led 2-bedroom apartments offer modern open-plan layouts and private balconies, with access to an exceptional range of residents' amenities including a 16-hour concierge, co-working space and entertainment room.
Located just a short walk from Abbey Wood station on the Elizabeth Line, you can reach Canary Wharf in 11 minutes and central London in under 20 minutes.* Southmere is surrounded by 568 acres of green space and five neighbourhood parks, creating a unique lakeside setting with walking trails, landscaped open spaces and lake views.
Homes are thoughtfully designed to maximise natural light and offer high-quality fixtures and finishes throughout. Why buy at Southmere?
- Elegant design-led apartments with open-plan living and private balconies - Residents' amenities including concierge, lounge, co-working space, cinema snug and entertainment room - Lakeside location with many homes offering lake or wide-reaching city views - 11 minutes to Canary Wharf and 18 minutes to Liverpool Street from Abbey Wood station* - First homes completing from autumn 2026 Register your interest today to book a viewing at our sales suite and tour our show home.
*Travel times are approximate and taken from Crossrail website. *Up to £32,500 towards your moving costs - T&Cs apply.
Peabody will contribute 5% of the minimum share value for Shared Ownership purchases and 5% of the total value for private sale purchases, subject to availability and available on selected homes.
The maximum available incentive is £32,500 for private sale and £8,325 for Shared Ownership.
Monies up to the stated value of the incentive will be deducted from the completion statement at the time of completion.
Purchasers will be responsible for assigning monies to the value of this incentive accordingly.
Offer available per individual household/home sold and cannot be used in conjunction with any other offer unless specified.
All contracts must legally complete within three months of reservation and before 28 February 2027. Additional T&Cs, eligibility and affordability criteria may apply.
Please speak to a member of our sales team for more details or visit Peabody New Homes Offers. Offer valid on reservations taken between 1 October 2026 and 31 December 2026.
Incentive to be managed at the discretion of the Peabody New Homes Sales Team. Prices and details correct from October 2026. About Southmere Market Sale Lakeside Living.
More than just a view at Southmere. 1,2 & 3-bedroom lakeside apartments and duplexes from £342,000.
Reserve and get up to £32,500 towards your moving costs.* Imagine the scene: A beautiful new home beside Southmere Lake, amid so much green and blue space you'll find it hard to believe you're still in London, yet just 11 minutes from Canary Wharf.
Why buy at Southmere?
- Spacious, open-plan layouts and private balconies - Concierge service, residents' lounge, games room, cinema room and co-working space - 11 minutes to Canary Wharf and 18 minutes to Liverpool Street from nearby Abbey Wood station Register your interest to view our show homes.
*Up to £32,500 towards your moving costs - T&Cs Peabody will contribute 5% of the minimum share value for Shared Ownership purchases and 5% of the total value for private sale purchases, subject to availability and available on selected homes.
The maximum available incentive is £32,500 for private sale and £8,325 for Shared Ownership.
Monies up to the stated value of the incentive will be deducted from the completion statement at the time of completion.
Purchasers will be responsible for assigning monies to the value of this incentive accordingly.
Offer available per individual household/home sold and cannot be used in conjunction with any other offer unless specified.
All contracts must legally complete within three months of reservation and before 28 February 2027. Additional T&Cs, eligibility and affordability criteria may apply.
Please speak to a member of our sales team for more details or visit Peabody New Homes Offers. Offer valid on reservations taken between 1 October 2026 and 31 December 2026.
Incentive to be managed at the discretion of the Peabody New Homes Sales Team. Prices and details correct from October 2026.
Value & comps
No previous sales on record.
Returns
Set an offer; the calculator follows it.
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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.
Deal
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.
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.
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.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
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.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
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