# 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 |
|---------|-------|------|------|
| 45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ | £390,000 | 22/12/2025 | Terraced |
| 8 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £225,000 | 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:** 13.5%
- **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 |