2 bed flat for sale

Swan Road, Hythe House Swan Road SE16

Brickworks says


Positioned on a peninsula of the Thames rich in history and overlooking London landmarks, it’s impossible not to feel connected to the city from Hythe House’s vantage point.

Upon entering, the flat reveals an unexpected modern delight. Serenity reigns, thanks to the crisp white decor, with each room as fresh and energising as the last. Skilful remodelling by the current owners has allowed the open-plan kitchen and living area to blend effortlessly while maintaining a sense of separation. The kitchen, sleek white with warm wood cabinets, is large enough for a sociable island, while the lounge around the corner feels tucked away. Light floods through windows on both sides, and your gaze is never far from the iconic city sights of the Shard and Canary Wharf.

While the aesthetic is pristine, it does not mean the flat lacks character. Far from it. There are striking, sloped ceilings in both bedrooms, and the handmade cabinets in the main bedroom are a triumph. It’s practical too. The block benefits from being built at the turn of the last century—solidly constructed and with enough storage to support a minimalist look. And thanks to the owner's skill and care in updating this home to modern standards, it is built to last.

Rotherhithe Village has long been an underrated neighbourhood, but with plans to develop a new town centre at nearby Canada Water, that’s about to change. Combining a wealth of culture—with the Brunel Museum as your neighbour—and historic pubs like the Mayflower, the oldest on the Thames, Rotherhithe has also moved with the times, with cafés such as NoNo and the Watchhouse keeping coffee lovers delighted. Being just minutes from the river, you’ll never tire of taking a walk or a run while soaking in the sights.
The owners say


What we’ve loved most about living here is the balance. It’s peaceful and quiet, tucked away right by the river, yet incredibly central. A 25-minute walk along the Thames gets you to Tower Bridge, with both the Overground and Jubilee Line minutes away for getting further afield. That combination of calm and connectivity is surprisingly rare in London.

There’s a genuine village feel to the area, with plenty of greenery and some of London’s best pubs on the doorstep. We’ll miss bumping into familiar faces on our walks, as will our dog. When our daughter was born, our local wouldn’t let us pay for our drinks. That small gesture says a lot about the kind of place this is.
Points to consider


Energy Performance Certificate (EPC):
Current Energy Rating C
Potential Energy Rating C

Council Tax:
Band B in the borough of Southwark
£1,460 in 2025/26

Utilities:
Monthly costs are approx:
Electricity £90
Gas £90
Water £62

These figures naturally change seasonally

Tenure:
Leasehold with 89 years on the lease

Service charge:
£1,900 per year

The service charge includes: Block care and maintenance, block repairs, block lighting and electricity, lifts and entry phone system, estate care and upkeep, estate responsive repairs, groundskeeping, estate lighting, building insurance, administrative fee plus ground rent.

Ground rent:
£10 and included in the Service Charge

EWS1:
The building is exempt

Neighbours:
In the building, there are 10 flats in total.

Recent work:
The current owners have reconfigured the living area, renovated the kitchen and bathroom, installed new plumbing and electrical systems, and added built-in wardrobes and shelving in the bedroom.

Getting around:
You can’t get much closer to Rotherhithe station, just a minute away, where you can catch the Overground Windrush line or head to nearby Canada Water for access across town on the Jubilee line. Alternatively, if you’re feeling energetic, the Cycle Superhighway is conveniently positioned, taking you safely and swiftly into the city.

Onward plans:
The current owners need to find & are actively looking

Anything else:
The Leasehold and Freehold Reform Bill (due to pass late 2025 or early 2026) will allow new owners to secure a 990-year lease extension at a nominal ground rent. This is thanks to a revised valuation method that is more beneficial for leaseholders (less expensive).

This change comes from the Bill's removal of the "marriage value" payment requirement and the limitation of future ground rent's impact on the valuation to just 0.1% of the freehold's value. Although not entirely nominal, this shift is a positive development for leaseholders.

Additionally, the Bill abolishes the two-year ownership requirement for flat leaseholders wishing to extend their lease. This means new owners can initiate the lease extension process as soon as they purchase the flat.
The legal bit


While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.

EPC Rating: E