# 18 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ

## Property details

- Slug: `2830c16` (address key hash: `2830c1673d9f1ea07acce50d0f86ba02d6b50a67`)
- Postcode: DA7 4PQ
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 58 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £325,000 Feb 2026
- Price per m²: £5,603/m²
- Local average: £243,071 (21 sales)
- Street crime: 369 incidents within 1 mile (May 2026)

## Latest sale

- Price: £325,000
- Date: 2026-02-17
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/11/2035
- **Current heating cost:** £932/year
- **Est. upgrade cost to C:** £16,750

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3235-9329-9509-0385-6206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-17 | £325,000 | Flat | +82.6% | £326,036 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-49f1-8922-e063-4804a8c094d0) |
| Sold | 2011-11-25 | £178,000 | Flat | +270.8% | £319,452 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0c76d640-5bf9-4c64-8ceb-5f64abee3b38) |
| Sold | 1996-03-25 | £48,000 | Flat | — | £254,562 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9d-ae35-cdc8-e050-a8c063054829) |

*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 |
|---------|-------|------|------|
| 18 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £325,000 | 17/02/2026 | Flat |
| 18 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £178,000 | 25/11/2011 | Flat |
| 18 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £48,000 | 25/03/1996 | Flat |

## Historic listings

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

- Matched listing: [168760760](http://87.117.209.195:8080/listings/143c17c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £325,000 |
| listed | 2025-10-29 | £325,000 |
| sold | 2011-01-01 | £178,000 |
| sold | 1996-01-01 | £48,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 FAIRFIELD ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PD | £320,000 | 27/03/2025 | Flat |
| 31 FAIRFIELD ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PD | £335,000 | 06/12/2023 | Flat |
| 11 HARDING ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PS | £286,000 | 30/11/2023 | Flat |
| 25 HARDING ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PS | £290,000 | 24/11/2023 | Flat |
| 32 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £335,000 | 24/11/2023 | Flat |
| 18 HARDING ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PS | £300,000 | 06/11/2023 | Flat |
| 79A HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PG | £335,000 | 15/09/2023 | Flat |
| 20 STANHOPE ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PU | £290,000 | 16/05/2023 | Flat |
| 1 HARDING ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PS | £320,000 | 30/03/2023 | Flat |
| 29 HARDING ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PS | £325,000 | 13/01/2023 | Flat |
| 22 FAIRFIELD ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PD | £335,000 | 05/01/2023 | Flat |
| 24 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £314,000 | 20/12/2022 | Flat |
| 8 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £325,000 | 19/12/2022 | Flat |
| 46 BRISTOW ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4QA | £310,000 | 29/11/2022 | Flat |
| 10 HERBERT ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4QE | £325,000 | 03/11/2022 | Flat |
| 18A CYRIL ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PP | £380,000 | 07/10/2022 | Flat |
| 10 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £370,000 | 07/10/2022 | Flat |
| 18 CYRIL ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PP | £376,000 | 07/09/2022 | Flat |
| 51 HUDSON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4PQ | £200,000 | 09/08/2022 | Flat |
| 4 CANNON ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 4QB | £275,000 | 25/03/2022 | Flat |

**Area average:** £317,300 (20 sales)

## Capital growth trend

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

- **5y growth:** -13.8%
- **10y growth:** 2.8%

## House Price Index (HM Land Registry)

*Official index for Bexley; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 3.4%
- **10y growth (index):** 18.7%

## Rental Range

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

- **Low:** £1,375/mo
- **Realistic:** £1,528/mo
- **Optimistic:** £1,681/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Church Road, DA7 | £4,500/mo | 4 | 0.11 miles | OpenRent |
| 1 Bed Flat, Church Road, DA7 | £1,200/mo | 1 | 0.43 miles | OpenRent |
| 5 Bed Semi-Detached House, Chessington Avenue, DA7 | £2,950/mo | 5 | 0.58 miles | OpenRent |
| 4 Bed Semi-Detached House, Farnham Road, DA16 | £2,800/mo | 4 | 0.63 miles | OpenRent |
| 3 Bed Bungalow, Bedonwell Road, DA17 | £2,400/mo | 3 | 0.88 miles | OpenRent |
| 3 Bed Terraced House, Leckwith Avenue, DA7 | £1,800/mo | 3 | 0.89 miles | OpenRent |

**Average rent: £2,608/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £1,035/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.2%

*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 | 100 |
| Violence and sexual offences | 91 |
| Shoplifting | 58 |
| Public order | 34 |
| Vehicle crime | 21 |
| Other theft | 18 |
| Burglary | 11 |
| Drugs | 11 |
| Robbery | 11 |
| Theft from the person | 7 |
| Other crime | 5 |
| Criminal damage and arson | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **369** |

*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 |
|------|------|----------|--------|
| St Thomas More Catholic Primary School | Primary | 0.0 miles | Outstanding — 9 May 2017 |
| Upland Primary School | Primary | 0.4 miles | Good — 18 Mar 2024 |
| Brampton Primary Academy | Primary | 0.4 miles | Good — 13 Jan 2019 |
| Belmont Academy | Primary | 0.6 miles | Good — 25 Apr 2018 |
| Barrington Primary School | Primary | 0.6 miles | Good — 23 Oct 2012 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2723590
- **Address:** 18 Hudson Road, BEXLEYHEATH, DA7 4PQ
- **Certificate Issued:** 23/05/2005
- **Work Completed:** 19/04/2005
- **Items:** 1 door(s)