# 17 WYNFORD WAY, LONDON, GREENWICH, GREATER LONDON, SE9 3EJ

## Property details

- Slug: `2150bac` (address key hash: `2150bac45eb562dec342c7cb633ea6913f53951e`)
- Postcode: SE9 3EJ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 96 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £502,000 Feb 2026
- Price per m²: £5,229/m²
- Local average: £740,167 (6 sales)
- Street crime: 265 incidents within 1 mile (May 2026)

## Latest sale

- Price: £502,000
- Date: 2026-02-13
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 15/09/2035
- **Current heating cost:** £1,101/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7235-3821-2500-0676-4292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £502,000 | Detached | — | £483,754 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-c39d-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 17 WYNFORD WAY, LONDON, GREENWICH, GREATER LONDON, SE9 3EJ | £502,000 | 13/02/2026 | Detached |

## Historic listings

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

- Matched listing: [167177960](http://87.117.209.195:8080/listings/612af5d)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £502,000 |
| listed | 2025-09-19 | £500,000 |
| sold | 1995-01-01 | £65,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 CHAPEL FARM ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 3NQ | £585,000 | 22/06/2023 | Detached |
| 53 BROMHEDGE, LONDON, GREENWICH, GREATER LONDON, SE9 3DY | £485,000 | 21/10/2022 | Detached |

**Area average:** £535,000 (2 sales)

## Capital growth trend

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

- **5y growth:** -22%
- **10y growth:** 2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.7%
- **5y growth (index):** 11.9%
- **10y growth (index):** 25.6%

## Rental Range

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

- **Low:** £1,757/mo
- **Realistic:** £1,952/mo
- **Optimistic:** £2,147/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer East London (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 |
|------|------|------|------|------|
| 3 Bed Detached House, St Keverne Road, SE9 | £2,100/mo | 3 | 0.52 miles | OpenRent |
| 3 Bed Maisonette, Beaconsfield Road, SE9 | £2,700/mo | 3 | 0.61 miles | OpenRent |

**Average rent: £2,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £158/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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 |
|----------|-------|
| Anti-social behaviour | 77 |
| Violence and sexual offences | 72 |
| Vehicle crime | 29 |
| Other theft | 18 |
| Drugs | 16 |
| Shoplifting | 15 |
| Burglary | 10 |
| Robbery | 8 |
| Public order | 6 |
| Theft from the person | 4 |
| Bicycle theft | 3 |
| Other crime | 3 |
| Possession of weapons | 3 |
| Criminal damage and arson | 1 |
| **Total incidents** | **265** |

*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 |
|------|------|----------|--------|
| Greenacres Primary School and Language Impairment Unit | Primary | 0.2 miles | Good — 15 Oct 2014 |
| Ravensworth Primary School | Primary | 0.2 miles | Good — 27 Jun 2024 |
| Montbelle Primary School | Primary | 0.5 miles | Good — 26 Jun 2013 |
| St Vincent's Catholic Primary School | Primary | 0.5 miles | Good — 24 Jan 2022 |
| St Olave's Prep School | Other | 0.6 miles | — (No rating) |