# 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 |
| 49 WESTWOOD PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 3QG | £1,350,000 | 05/08/2022 | Semi-detached |
| 81 WOOD VALE, LONDON, SOUTHWARK, GREATER LONDON, SE23 3DT | £1,966,800 | 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)