# 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 |