Terraced 2 sales on record

45 HOWARTH ROAD

LONDON, GREENWICH, GREATER LONDON, SE2 0UL

£480,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE2 0UL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Eynsham Drive / Blithdale Road	0.1 miles
Shop	Cheers Mini Market	0.1 miles
Train station	Abbey Wood	0.5 miles
Hospital	Neonatal Unit, L1 Z2	3.9 miles
University	Escape Studios	4.5 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

71 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£480,000 Jan 2026

Price per m²

£6,761/m²

Local average

£426,165 (29 sales)

Street crime

484 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 24/10/2025

Expiry date: 23/10/2035

Current heating cost: £630/year

Potential heating cost: £562/year

Est. upgrade cost to C: £10,285

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Upgrade heating controls (£220 - £250)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£480,000	Terraced	+30.8%	£457,825 to April 2026	View transaction
Sold	13/09/2017	£367,000	Terraced	—	£431,432 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
155 HOWARTH ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0UW	£570,000	23/01/2026	Terraced
31 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0ET	£388,000	12/12/2025	Terraced
7 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE	£491,777	05/12/2025	Terraced
89 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EL	£456,000	28/07/2025	Terraced
22 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0EW	£442,000	30/06/2025	Terraced
32 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HE	£393,000	30/06/2025	Terraced
13 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY	£250,000	24/01/2025	Terraced
69 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE	£420,000	01/12/2023	Terraced
57 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE	£470,000	30/11/2023	Terraced
3 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE	£390,000	21/08/2023	Terraced
26 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TG	£458,000	09/08/2023	Terraced
4 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XD	£370,000	10/07/2023	Terraced
17 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL	£380,000	26/05/2023	Terraced
178 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EF	£325,000	05/05/2023	Terraced
101 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XA	£470,000	30/03/2023	Terraced
210 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EF	£350,000	22/12/2022	Terraced
97 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EL	£350,000	21/12/2022	Terraced
45 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TF	£260,000	09/12/2022	Terraced
8 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EX	£440,100	29/11/2022	Terraced
61 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TF	£540,000	22/11/2022	Terraced

Area average: £410,694 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Basildon Road, Abbey Wood	£465,000	3	Terraced	0.04 mi

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 16.3%

10y growth 36.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Greenwich. Series: Terraced. As of April 2026.

1y (index) 0.2%

5y (index) 11.2%

10y (index) 28.5%

Rental Range

Estimated market rent for Greenwich. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,770/mo

Realistic £1,967/mo

Optimistic £2,164/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Peterborough: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Gatling Road, SE2	£1,200/mo	1	0.36 miles	OpenRent
Studio Flat, Plumstead High St, SE18	£1,050/mo	1	0.39 miles	OpenRent
Studio Flat, Marmadon Road, SE18	£1,050/mo	1	0.45 miles	OpenRent

Average rent: £1,100/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.22%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 2.6%

Cost-to-rent ratio 38.1×

Monthly cashflow £-970/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	166
Anti-social behaviour	140
Vehicle crime	32
Drugs	31
Other theft	31
Public order	28
Robbery	13
Burglary	11
Other crime	8
Theft from the person	8
Possession of weapons	7
Shoplifting	6
Bicycle theft	2
Criminal damage and arson	1
Total incidents	484

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Abbey Wood Nursery School	Nursery	0.2 miles	Good — 28 Mar 2014
Alexander McLeod Primary School	Primary	0.3 miles	Good — 16 Feb 2011
St Thomas A Becket Roman Catholic Primary School	Primary	0.3 miles	Good — 13 Jun 2012
St Paul's Academy	Secondary	0.4 miles	Requires improvement — 16 Jul 2023
Pulse and Water College	Other	0.4 miles	Good — 26 Sep 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 45 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL

## Property details

- Slug: `08c5291` (address key hash: `08c5291ef6d20a70b76ea8ed8f6f0ba7ab72d362`)
- Postcode: SE2 0UL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 71 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £480,000 Jan 2026
- Price per m²: £6,761/m²
- Local average: £426,165 (29 sales)
- Street crime: 484 incidents within 1 mile (May 2026)

## Latest sale

- Price: £480,000
- Date: 2026-01-28
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 23/10/2035
- **Current heating cost:** £630/year
- **Est. upgrade cost to C:** £10,285

### Recommendations
- A (£900 - £1,200)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2299-1664-1151-6181-5119)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £480,000 | Terraced | +30.8% | £457,825 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-56c7-591c-e063-4704a8c00c31) |
| Sold | 2017-09-13 | £367,000 | Terraced | — | £431,432 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5a9d8b55-9b0d-68eb-e053-6b04a8c0d293) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £480,000 | 28/01/2026 | Terraced |
| 45 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £367,000 | 13/09/2017 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 155 HOWARTH ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0UW | £570,000 | 23/01/2026 | Terraced |
| 31 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0ET | £388,000 | 12/12/2025 | Terraced |
| 7 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £491,777 | 05/12/2025 | Terraced |
| 89 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EL | £456,000 | 28/07/2025 | Terraced |
| 22 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0EW | £442,000 | 30/06/2025 | Terraced |
| 32 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HE | £393,000 | 30/06/2025 | Terraced |
| 13 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY | £250,000 | 24/01/2025 | Terraced |
| 69 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £420,000 | 01/12/2023 | Terraced |
| 57 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £470,000 | 30/11/2023 | Terraced |
| 3 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £390,000 | 21/08/2023 | Terraced |
| 26 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TG | £458,000 | 09/08/2023 | Terraced |
| 4 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XD | £370,000 | 10/07/2023 | Terraced |
| 17 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £380,000 | 26/05/2023 | Terraced |
| 178 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EF | £325,000 | 05/05/2023 | Terraced |
| 101 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XA | £470,000 | 30/03/2023 | Terraced |
| 210 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EF | £350,000 | 22/12/2022 | Terraced |
| 97 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EL | £350,000 | 21/12/2022 | Terraced |
| 45 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TF | £260,000 | 09/12/2022 | Terraced |
| 8 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EX | £440,100 | 29/11/2022 | Terraced |
| 61 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TF | £540,000 | 22/11/2022 | Terraced |

**Area average:** £410,694 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Basildon Road, Abbey Wood](http://87.117.209.195:8080/listings/04861bf) | £465,000 | 3 | Terraced | 0.04 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 16.3%
- **10y growth:** 36.8%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Terraced series; as of April 2026.*

- **1y growth (index):** 0.2%
- **5y growth (index):** 11.2%
- **10y growth (index):** 28.5%

## Rental Range

*ONS Price Index of Private Rents (Greenwich). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,770/mo
- **Realistic:** £1,967/mo
- **Optimistic:** £2,164/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Gatling Road, SE2 | £1,200/mo | 1 | 0.36 miles | OpenRent |
| Studio Flat, Plumstead High St, SE18 | £1,050/mo | 1 | 0.39 miles | OpenRent |
| Studio Flat, Marmadon Road, SE18 | £1,050/mo | 1 | 0.45 miles | OpenRent |

**Average rent: £1,100/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,050/mo).*

- **Gross yield:** 2.6%
- **Cost-to-rent:** 38.1×
- **Monthly cashflow:** £-970/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 166 |
| Anti-social behaviour | 140 |
| Vehicle crime | 32 |
| Drugs | 31 |
| Other theft | 31 |
| Public order | 28 |
| Robbery | 13 |
| Burglary | 11 |
| Other crime | 8 |
| Theft from the person | 8 |
| Possession of weapons | 7 |
| Shoplifting | 6 |
| Bicycle theft | 2 |
| Criminal damage and arson | 1 |
| **Total incidents** | **484** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Abbey Wood Nursery School | Nursery | 0.2 miles | Good — 28 Mar 2014 |
| Alexander McLeod Primary School | Primary | 0.3 miles | Good — 16 Feb 2011 |
| St Thomas A Becket Roman Catholic Primary School | Primary | 0.3 miles | Good — 13 Jun 2012 |
| St Paul's Academy | Secondary | 0.4 miles | Requires improvement — 16 Jul 2023 |
| Pulse and Water College | Other | 0.4 miles | Good — 26 Sep 2023 |