SE16Southwark
Rotherhithe & Surrey Quays
Rotherhithe & Surrey Quays investment guide. Average gross yield 5.7%, balanced market rental demand.
5.7%avg gross yield
£487kavg sold price (474 sales, 12mo)
Balanced marketrental demand
Article 4: Yes· Houses in multiple occupation: Bywater Place, SE16 · 100
Last updated May 2026
Average Gross Yield
5.7%
+5.7% vs Southwark avg (0.0%)
Average Asking Price
£487,477
high confidence (474 sales)
Est. Monthly Rent
£2,362
2-bed · 3-bed £3,070 · 5.6% yield
Price Per Sq Ft
£677
Estimated Rent by Bedroom Count
Average asking rent and gross yield per bedroom count in SE16
1-bed
£1,899
per month
6.3% yield
2-bed
£2,362
per month
5.6% yield
3-bed
£3,070
per month
6.1% yield
4-bed
£3,865
per month
6.1% yield
Ownership mix
SE16 vs UK average · 34,968 dwellings · Source: ONS Census 2021
Distinct tenure mix: 9% owned outright (24pp lower than the UK average of 33%).
Owned outrightNo mortgage on the property
8.8%(UK 32.9%)
-24.1pp vs UK
Owned with mortgageIncluding shared ownership
19.6%(UK 29.7%)
-10.1pp vs UK
Privately rented (BTL)Private landlord or letting agent
32.6%(UK 20.3%)
+12.3pp vs UK
Socially rentedCouncil or housing association
39.0%(UK 17.1%)
+21.9pp vs UK
Black tick = UK average. ONS Census 2021, TS054 (Tenure of household).
Yield by Property Type
Gross yield breakdown across property types in SE16
PropertyData.co.uk
Explore by strategy
Live data for each property type across Southwark.
About Rotherhithe & Surrey Quays (SE16, Southwark)
SE16 attracts investors seeking balanced rental yields around 5.7% with reasonable entry prices averaging £487,477. The area benefits from its riverside location, modern regenerated developments, and improving transport links, making it appealing for both buy-to-let and long-term appreciation strategies.
The tenant demographic skews towards young professionals and small families, with particularly strong demand for 1-bedroom units (6.3% yield). Rental demand remains balanced across the board, with 2-4 bedroom properties yielding 5.6-6.1%, suggesting stable lettings with minimal voids expected.
Investors should monitor ongoing infrastructure changes and the impact of further regeneration on property values and rental competition. The area's relative proximity to central London means yields remain modest compared to outer zones; assess local developments carefully before committing capital.
Sold Price Trend - SE16
Average sold price, last 8 quarters
Flip Activity - SE16
Same-property resales within 18 months, last 24 months
No flips meeting our 15% uplift threshold recorded in SE16 over the last 24 months.
Planning & Licensing - SE16
Restrictions that affect HMO and buy-to-let investors in this postcode district
!
Article 4 Direction (HMO)In effect
HMO conversions in this LPA require planning approval under:
- Houses in multiple occupation: Bywater Place, SE16
- Houses in multiple occupation: Henshaw Street, SE17
+ 381 other Article 4 directions in Southwark (conservation areas, change-of-use, demolition control). Not HMO-related.
✓
Selective LicensingNot in effect
✓
Additional HMO LicensingNot in effect
Article 4 directions cover parts of Southwark. The exact street-level coverage varies — confirm with the council before exchanging.
Planning information is for guidance only. Always verify with the local planning authority before purchasing. Data correct as of April 2026.
Nearby Postcodes
Adjacent areas with comparable investment profiles
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Browse SE16 auction lotsMore postcodes in London
Compare investment profiles across the region. Yields from PropertyData, medians from Land Registry.
E36.5%
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E66.2%
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E166.1%
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E135.9%
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E155.9%
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SE85.9%
London (E13 / Newham example)
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N175.8%
London (E13 / Newham example)
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SE185.8%
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W25.7%
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E145.6%
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Median £441k
E15.4%
London (E13 / Newham example)
Median £451k
SW95.3%
London (E13 / Newham example)
Median £500k
Show 19 more postcodes
E75.2%
London (E13 / Newham example)
Median £502k
E95.2%
London (E13 / Newham example)
Median £500k
SE55.1%
London (E13 / Newham example)
Median £468k
SE145.1%
London (E13 / Newham example)
Median £430k
SW25.1%
London (E13 / Newham example)
Median £508k
E175.0%
London (E13 / Newham example)
Median £543k
N75.0%
London (E13 / Newham example)
Median £540k
N154.9%
London (E13 / Newham example)
Median £525k
SE154.9%
London (E13 / Newham example)
Median £495k
SW84.9%
London (E13 / Newham example)
Median £603k
W64.9%
London (E13 / Newham example)
Median £707k
E84.8%
London (E13 / Newham example)
Median £603k
N14.7%
London (E13 / Newham example)
Median £651k
E54.6%
London (E13 / Newham example)
Median £563k
SE14.6%
London (E13 / Newham example)
Median £563k
N44.5%
London (E13 / Newham example)
Median £563k
E104.3%
London (E13 / Newham example)
Median £508k
N164.2%
London (E13 / Newham example)
Median £557k
W104.1%
London (E13 / Newham example)
Median £609k