Terraced

9 HIGH TOR VIEW

LONDON, GREENWICH, GREATER LONDON, SE28 0LN

£455,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE28 0LN

Nearby

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

Type	Name	Distance
Bus stop	Barnham Drive	0.1 miles
Shop	Tesco Express	0.3 miles
Train station	Plumstead	1.0 miles
Hospital	Neonatal Unit, L1 Z2	2.8 miles
University	University of Greenwich Avery Hill Campus	4.0 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

127 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£455,000 Feb 2026

Price per m²

£3,583/m²

Local average

£377,194 (34 sales)

Street crime

321 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/09/2025

Expiry date: 18/09/2035

Current heating cost: £857/year

Potential heating cost: £863/year

Est. upgrade cost to C: £9,195

Recommendations

Low energy lighting for all fixed outlets (£180 - £210)
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	20/02/2026	£455,000	Terraced	—	£437,347 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
8 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£225,000	22/12/2025	Terraced
45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ	£390,000	22/12/2025	Terraced
10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN	£465,000	04/12/2025	Terraced
136 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ	£490,000	28/11/2025	Terraced
26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA	£500,000	12/11/2025	Terraced
62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£430,000	31/07/2025	Terraced
64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£385,000	18/03/2025	Terraced
12 MARATHON WAY, LONDON, GREENWICH, GREATER LONDON, SE28 0JH	£418,000	28/02/2025	Terraced
134 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ	£395,000	15/01/2025	Terraced
4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE	£360,000	24/11/2023	Terraced
24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£500,000	15/09/2023	Terraced
100 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ	£445,000	03/07/2023	Terraced
47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£332,000	30/06/2023	Terraced
317 NEWMARSH ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 8TE	£365,000	06/04/2023	Terraced
5 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG	£324,720	21/03/2023	Terraced
51 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL	£505,000	14/11/2022	Terraced
24 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA	£430,000	14/09/2022	Terraced
42 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JT	£290,000	22/08/2022	Terraced
12 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£390,000	20/07/2022	Terraced
7 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD	£363,000	04/03/2022	Terraced

Area average: £400,136 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 14.4%

10y growth 32.1%

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 £1,757/mo

Realistic £1,952/mo

Optimistic £2,147/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Kings Lynn: 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
4 Bed End Terrace, Hill View Drive, SE28	£2,500/mo	4	0.03 miles	OpenRent
4 Bed Detached House, Teasel Crescent, SE28	£4,000/mo	4	0.06 miles	OpenRent
1 Bed Flat, Teasel Crescent, SE28	£1,350/mo	1	0.07 miles	OpenRent
2 Bed Penthouse, London, SE28	£3,000/mo	2	0.28 miles	OpenRent
2 Bed Flat, West Thamesmead, SE28	£1,750/mo	2	0.28 miles	OpenRent
2 Bed Flat, Tideslea Path, SE28	£1,799/mo	2	0.32 miles	OpenRent
Studio Flat, Newmarsh Road, SE28	£1,000/mo	1	0.35 miles	OpenRent
1 Bed Flat, Tideham House, SE28	£1,600/mo	1	0.39 miles	OpenRent
3 Bed Semi-Detached House, Whinchat Road, SE28	£2,300/mo	3	0.51 miles	OpenRent
2 Bed Flat, Erebus Drive, SE28	£1,775/mo	2	0.64 miles	OpenRent
2 Bed Flat, Pier Way, SE28	£1,700/mo	2	0.74 miles	OpenRent
2 Bed Flat, Pier Way, SE28	£1,895/mo	2	0.74 miles	OpenRent
2 Bed Flat, Pier Way, SE28	£2,000/mo	2	0.74 miles	OpenRent
2 Bed Flat, Bawley Court, E16	£2,167/mo	2	0.77 miles	OpenRent
2 Bed Flat, Bawley Court, E16	£2,400/mo	2	0.77 miles	OpenRent
2 Bed Flat, Thamesmead West, SE28	£1,685/mo	2	0.81 miles	OpenRent

Average rent: £2,058/mo (16 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £230,875

Target investor price (1%) £184,700

Gross yield 4.9%

Cost-to-rent ratio 20.5×

Monthly cashflow £-155/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.4%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	101
Anti-social behaviour	81
Other theft	28
Drugs	22
Vehicle crime	22
Public order	20
Burglary	14
Possession of weapons	9
Theft from the person	9
Other crime	7
Shoplifting	3
Bicycle theft	2
Robbery	2
Criminal damage and arson	1
Total incidents	321

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
Discovery Primary School	Primary	0.2 miles	Good — 8 Feb 2012
Woolwich Polytechnic School	Secondary	0.6 miles	Good — 10 Mar 2019
Woolwich Polytechnic School for Girls	Secondary	0.6 miles	Good — 8 Mar 2023
Heronsgate Primary School	Primary	0.8 miles	Outstanding — 1 Feb 2023
Hawksmoor School	Primary	0.8 miles	Good — 28 Nov 2023

FENSA

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

# 9 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN

## Property details

- Slug: `25f27db` (address key hash: `25f27dbd7bad2ca1b6abc733f360fcbda8a5e59e`)
- Postcode: SE28 0LN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 127 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £455,000 Feb 2026
- Price per m²: £3,583/m²
- Local average: £377,194 (34 sales)
- Street crime: 321 incidents within 1 mile (May 2026)

## Latest sale

- Price: £455,000
- Date: 2026-02-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/09/2035
- **Current heating cost:** £857/year
- **Est. upgrade cost to C:** £9,195

### Recommendations
- E (£180 - £210)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2011-7621-0050-8008-1195)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £455,000 | Terraced | — | £437,347 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-743f-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 9 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £455,000 | 20/02/2026 | 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 |
|---------|-------|------|------|
| 8 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £225,000 | 22/12/2025 | Terraced |
| 45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ | £390,000 | 22/12/2025 | Terraced |
| 10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £465,000 | 04/12/2025 | Terraced |
| 136 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ | £490,000 | 28/11/2025 | Terraced |
| 26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £500,000 | 12/11/2025 | Terraced |
| 62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £430,000 | 31/07/2025 | Terraced |
| 64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £385,000 | 18/03/2025 | Terraced |
| 12 MARATHON WAY, LONDON, GREENWICH, GREATER LONDON, SE28 0JH | £418,000 | 28/02/2025 | Terraced |
| 134 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ | £395,000 | 15/01/2025 | Terraced |
| 4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE | £360,000 | 24/11/2023 | Terraced |
| 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £500,000 | 15/09/2023 | Terraced |
| 100 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ | £445,000 | 03/07/2023 | Terraced |
| 47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £332,000 | 30/06/2023 | Terraced |
| 317 NEWMARSH ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 8TE | £365,000 | 06/04/2023 | Terraced |
| 5 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG | £324,720 | 21/03/2023 | Terraced |
| 51 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL | £505,000 | 14/11/2022 | Terraced |
| 24 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £430,000 | 14/09/2022 | Terraced |
| 42 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JT | £290,000 | 22/08/2022 | Terraced |
| 12 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £390,000 | 20/07/2022 | Terraced |
| 7 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £363,000 | 04/03/2022 | Terraced |

**Area average:** £400,136 (20 sales)

## Capital growth trend

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

- **5y growth:** 14.4%
- **10y growth:** 32.1%

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

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Hill View Drive, SE28 | £2,500/mo | 4 | 0.03 miles | OpenRent |
| 4 Bed Detached House, Teasel Crescent, SE28 | £4,000/mo | 4 | 0.06 miles | OpenRent |
| 1 Bed Flat, Teasel Crescent, SE28 | £1,350/mo | 1 | 0.07 miles | OpenRent |
| 2 Bed Penthouse, London, SE28 | £3,000/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, West Thamesmead, SE28 | £1,750/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Tideslea Path, SE28 | £1,799/mo | 2 | 0.32 miles | OpenRent |
| Studio Flat, Newmarsh Road, SE28 | £1,000/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Tideham House, SE28 | £1,600/mo | 1 | 0.39 miles | OpenRent |
| 3 Bed Semi-Detached House, Whinchat Road, SE28 | £2,300/mo | 3 | 0.51 miles | OpenRent |
| 2 Bed Flat, Erebus Drive, SE28 | £1,775/mo | 2 | 0.64 miles | OpenRent |
| 2 Bed Flat, Pier Way, SE28 | £1,700/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Flat, Pier Way, SE28 | £1,895/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Flat, Pier Way, SE28 | £2,000/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Flat, Bawley Court, E16 | £2,167/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Flat, Bawley Court, E16 | £2,400/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Flat, Thamesmead West, SE28 | £1,685/mo | 2 | 0.81 miles | OpenRent |

**Average rent: £2,058/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £230,875
- **Target investor price (1%):** £184,700

*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 £1,847/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.5×
- **Monthly cashflow:** £-155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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:** Job (default Low)

[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 | 101 |
| Anti-social behaviour | 81 |
| Other theft | 28 |
| Drugs | 22 |
| Vehicle crime | 22 |
| Public order | 20 |
| Burglary | 14 |
| Possession of weapons | 9 |
| Theft from the person | 9 |
| Other crime | 7 |
| Shoplifting | 3 |
| Bicycle theft | 2 |
| Robbery | 2 |
| Criminal damage and arson | 1 |
| **Total incidents** | **321** |

*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 |
|------|------|----------|--------|
| Discovery Primary School | Primary | 0.2 miles | Good — 8 Feb 2012 |
| Woolwich Polytechnic School | Secondary | 0.6 miles | Good — 10 Mar 2019 |
| Woolwich Polytechnic School for Girls | Secondary | 0.6 miles | Good — 8 Mar 2023 |
| Heronsgate Primary School | Primary | 0.8 miles | Outstanding — 1 Feb 2023 |
| Hawksmoor School | Primary | 0.8 miles | Good — 28 Nov 2023 |