2 bed flat for sale

Dunlin Point, Sunburst Walk SE2

Brand-new 2-bedroom apartment | £400,000 | approx. £70,000 below comparable developer pricing

Pre-completion assignment opportunity at Southmere, Thamesmead – Plot A0403

An opportunity to acquire a brand-new, two-bedroom apartment at Southmere for £400,000. That is approximately £70,000 below Peabody's advertised price of £470,000 for comparable two-bedroom apartments at Southmere (as at 13 October 2026). Floor, aspect and other details will vary between apartments. The price reflects the pre-completion assignment structure.

Situated on the fourth floor, this north-west-facing apartment offers approximately 818 sq ft (76 sq m) of accommodation, comprising two bedrooms, a bathroom and a well-proportioned living space.
The apartment

Asking price: £400,000
Development: Southmere, Thamesmead
Plot: A0403
Floor: Fourth floor
Aspect: North-west facing
Bedrooms: Two
Bathrooms: One
Internal area: Approximately 818 sq ft (76 sq m)
Tenure: Leasehold, 999 years less 20 days from 4 December 2023 (approx. 996 years remaining)
Ground rent: Peppercorn (none payable)
Service charge: Approx. £3.75 per sq ft per annum/approx, £3,068 per year (estimate, subject to change)
Estate charge: Approx. £42 per month/approx. £504 per year (estimate, subject to change)
EPC: Brand-new building, rating to be confirmed
Completion: Building completion anticipated November 2026. Assignment must complete before Peabody serves notice to complete; legal completion is expected by April 2027.
The floorplan is available to view, providing a clear overview of the apartment's layout and internal space.
Understanding the pre-completion assignment

This property is being offered by way of a pre-completion assignment, rather than a conventional purchase directly from the developer at the outset.

The buyer takes over the seller's position under the existing purchase contract, subject to Peabody's approval. Once the assignment has been completed, the buyer completes the purchase directly with Peabody under the original agreement, as if they had bought from the developer.
Price and payment structure

The original deposit of £88,360 (20%) has already been paid to Peabody. As the apartment is now being offered at £400,000, below the original contract price, the amount payable to the assignor is reduced accordingly.

The payment structure is as follows:
£46,560 payable to the assignor upon completion of the assignment.
£353,440 payable directly to Peabody upon completion of the purchase.

Additional amounts may include service charge apportionments, engrossment fees and other sums due under the original agreement.

The total price is therefore £400,000, plus sdlt and transaction costs. Peabody's consent and applicable kyc/aml checks will apply. Buyers should obtain independent legal, mortgage and tax advice before proceeding.
An opportunity for owner-occupiers and investors


For owner-occupiers:
For buyers looking for a brand-new two-bedroom home, this is an opportunity to secure an apartment at a price below Peabody's advertised pricing for comparable apartments. The fourth-floor position, north-west-facing aspect and approximately 818 sq ft of internal space make it an option for a first home, a move up or a longer-term purchase.

For property investors:
As an illustration, rents of £1,650–£1,900 pcm would give a gross yield of approximately 5.0–5.7% on £400,000. After the estimated service and estate charges (about £3,570 a year), the yield would be approximately 4.1–4.8%, before management fees, voids, finance costs and maintenance. Figures are illustrative only; actual rents and costs will vary.
Southmere and thamesmead

Southmere is part of Peabody's long-term regeneration of Thamesmead. Phase One included £2.5m invested in improving Southmere Lake, and Phase Two is now under way. Peabody states that Abbey Wood station on the Elizabeth line is about 5 minutes away, with Canary Wharf around 11 minutes and Liverpool Street around 17 minutes by train. Journey times are as stated by Peabody.
Enquire today

For further information, the floorplan and details of the pre-completion assignment process, please contact Huttons & Partners. Interested parties are encouraged to make their own enquiries and obtain independent professional advice before proceeding.