Semi-Detached 2 sales on record

40 WESTWOOD PARK

FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QH

£963,500

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 3QH

Nearby

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

Type	Name	Distance
Bus stop	Melford Road	0.1 miles
Shop	AM Super Market	0.3 miles
Train station	Forest Hill	0.6 miles
Hospital	King's College Hospital Emergency Department	2.1 miles
University	University of Wales Trinity Saint David London Campus	3.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

125 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£963,500 Mar 2026

Price per m²

£7,708/m²

Local average

£908,231 (13 sales)

Street crime

407 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 18/09/2025

Expiry date: 17/09/2035

Current heating cost: £1,195/year

Potential heating cost: £695/year

Est. upgrade cost to C: £25,750

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
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	31/03/2026	£963,500	Semi-detached	+25.9%	£967,177 to April 2026	View transaction
Sold	13/05/2019	£765,000	Semi-detached	—	£942,365 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£963,500
listed	19/09/2025	£975,000
sold	01/01/2019	£765,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
143 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QL	£1,085,000	01/08/2025	Semi-detached
18A RINGMORE RISE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DE	£875,000	11/12/2023	Semi-detached
41 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG	£850,000	21/11/2023	Semi-detached
10 WOOD VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 3EE	£795,000	27/10/2023	Semi-detached
63 TEWKESBURY AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DG	£775,000	20/10/2023	Semi-detached
57 TEWKESBURY AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DG	£850,000	16/12/2022	Semi-detached
113 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT	£2,000,000	26/10/2022	Semi-detached
44 UNDERHILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 0QT	£2,360,000	14/10/2022	Semi-detached
38 LIPHOOK CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE23 3BW	£1,175,000	14/09/2022	Semi-detached
45 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG	£1,525,000	16/08/2022	Semi-detached
81 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT	£1,966,800	05/08/2022	Semi-detached
49 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG	£1,350,000	05/08/2022	Semi-detached
100 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QH	£1,125,000	04/08/2022	Semi-detached
90 WOOD VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 3ED	£2,400,000	01/08/2022	Semi-detached
74 CANONBIE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 3AG	£1,100,000	24/06/2022	Semi-detached
85 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT	£1,425,000	09/06/2022	Semi-detached
112 CANONBIE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 3AG	£1,850,000	01/06/2022	Semi-detached
16 RINGMORE RISE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DE	£750,000	22/04/2022	Semi-detached
132 WOOD VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 3EB	£1,050,000	20/04/2022	Semi-detached
32 UNDERHILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 0QT	£1,250,000	31/03/2022	Semi-detached

Area average: £1,327,840 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -7.5%

10y growth 9.1%

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

1y (index) 1.8%

5y (index) 13.4%

10y (index) 25.7%

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

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

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed End Terrace, The Fieldings, SE23	£4,250/mo	4	0.33 miles	OpenRent

Average rent: £4,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £531,250

Target investor price (1%) £425,000

Gross yield 5.3%

Cost-to-rent ratio 18.9×

Monthly cashflow £6/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0%

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	94
Anti-social behaviour	89
Other theft	37
Vehicle crime	37
Theft from the person	35
Shoplifting	34
Public order	24
Drugs	17
Burglary	16
Robbery	14
Bicycle theft	8
Other crime	1
Possession of weapons	1
Total incidents	407

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
Horniman Primary School	Primary	0.2 miles	Good — 10 Mar 2014
Fairlawn Primary School	Primary	0.3 miles	Good — 28 Feb 2019
Goodrich Community Primary School	Primary	0.4 miles	Requires improvement — 24 May 2023
St Anthony's Catholic Primary School	Primary	0.6 miles	Good — 16 Mar 2012
Eliot Bank Primary School	Primary	0.6 miles	Good — 22 Jun 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
02/05/2021	23/04/2021	12	1
21/11/2003	02/09/2003	2	—

# 40 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QH

## Property details

- Slug: `113e44c` (address key hash: `113e44c1396b37965453af66317442f6de7f1906`)
- Postcode: SE23 3QH
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 1
- Floor area: 125 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £963,500 Mar 2026
- Price per m²: £7,708/m²
- Local average: £908,231 (13 sales)
- Street crime: 407 incidents within 1 mile (May 2026)

## Latest sale

- Price: £963,500
- Date: 2026-03-31
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 17/09/2035
- **Current heating cost:** £1,195/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5435-6821-2500-0088-4292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-31 | £963,500 | Semi-detached | +25.9% | £967,177 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5904-b8d0-e063-4704a8c08d98) |
| Sold | 2019-05-13 | £765,000 | Semi-detached | — | £942,365 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8a78b2af-f4da-5cb0-e053-6b04a8c0f504) |

*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 |
|---------|-------|------|------|
| 40 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QH | £963,500 | 31/03/2026 | Semi-detached |
| 40 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QH | £765,000 | 13/05/2019 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167191658](http://87.117.209.195:8080/listings/2625224)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £963,500 |
| listed | 2025-09-19 | £975,000 |
| sold | 2019-01-01 | £765,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 143 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QL | £1,085,000 | 01/08/2025 | Semi-detached |
| 18A RINGMORE RISE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DE | £875,000 | 11/12/2023 | Semi-detached |
| 41 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG | £850,000 | 21/11/2023 | Semi-detached |
| 10 WOOD VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 3EE | £795,000 | 27/10/2023 | Semi-detached |
| 63 TEWKESBURY AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DG | £775,000 | 20/10/2023 | Semi-detached |
| 57 TEWKESBURY AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DG | £850,000 | 16/12/2022 | Semi-detached |
| 113 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT | £2,000,000 | 26/10/2022 | Semi-detached |
| 44 UNDERHILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 0QT | £2,360,000 | 14/10/2022 | Semi-detached |
| 38 LIPHOOK CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE23 3BW | £1,175,000 | 14/09/2022 | Semi-detached |
| 45 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG | £1,525,000 | 16/08/2022 | Semi-detached |
| 81 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT | £1,966,800 | 05/08/2022 | Semi-detached |
| 49 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG | £1,350,000 | 05/08/2022 | Semi-detached |
| 100 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QH | £1,125,000 | 04/08/2022 | Semi-detached |
| 90 WOOD VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 3ED | £2,400,000 | 01/08/2022 | Semi-detached |
| 74 CANONBIE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 3AG | £1,100,000 | 24/06/2022 | Semi-detached |
| 85 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT | £1,425,000 | 09/06/2022 | Semi-detached |
| 112 CANONBIE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 3AG | £1,850,000 | 01/06/2022 | Semi-detached |
| 16 RINGMORE RISE, LONDON, LEWISHAM, GREATER LONDON, SE23 3DE | £750,000 | 22/04/2022 | Semi-detached |
| 132 WOOD VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 3EB | £1,050,000 | 20/04/2022 | Semi-detached |
| 32 UNDERHILL ROAD, LONDON, SOUTHWARK, GREATER LONDON, SE22 0QT | £1,250,000 | 31/03/2022 | Semi-detached |

**Area average:** £1,327,840 (20 sales)

## Capital growth trend

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

- **5y growth:** -7.5%
- **10y growth:** 9.1%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 13.4%
- **10y growth (index):** 25.7%

## Rental Range

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

- **Low:** £1,639/mo
- **Realistic:** £1,821/mo
- **Optimistic:** £2,003/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed End Terrace, The Fieldings, SE23 | £4,250/mo | 4 | 0.33 miles | OpenRent |

**Average rent: £4,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £531,250
- **Target investor price (1%):** £425,000

*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 £4,250/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £6/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0%

*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 | 94 |
| Anti-social behaviour | 89 |
| Other theft | 37 |
| Vehicle crime | 37 |
| Theft from the person | 35 |
| Shoplifting | 34 |
| Public order | 24 |
| Drugs | 17 |
| Burglary | 16 |
| Robbery | 14 |
| Bicycle theft | 8 |
| Other crime | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **407** |

*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 |
|------|------|----------|--------|
| Horniman Primary School | Primary | 0.2 miles | Good — 10 Mar 2014 |
| Fairlawn Primary School | Primary | 0.3 miles | Good — 28 Feb 2019 |
| Goodrich Community Primary School | Primary | 0.4 miles | Requires improvement — 24 May 2023 |
| St Anthony's Catholic Primary School | Primary | 0.6 miles | Good — 16 Mar 2012 |
| Eliot Bank Primary School | Primary | 0.6 miles | Good — 22 Jun 2023 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #14562462
- **Address:** 40 Westwood Park, LONDON, SE23 3QH
- **Certificate Issued:** 02/05/2021
- **Work Completed:** 23/04/2021
- **Items:** 12 window(s), 1 door(s)

### FENSA Certificate #1182919
- **Address:** 40 Westwood Park, LONDON, SE23 3QH
- **Certificate Issued:** 21/11/2003
- **Work Completed:** 02/09/2003
- **Items:** 2 window(s)