# 135 FLAT 1 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY

## Property details

- Slug: `38e7040` (address key hash: `38e7040bcd16538f2ea78eb10684fb060d3ac7f9`)
- Postcode: SE4 1TY
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Last sold: £457,000 Apr 2026
- Local average: £461,742 (61 sales)
- Street crime: 950 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £457,000
- Date: 2026-04-01
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £457,000 | Flat | +3.9% | £462,484 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-74ad-b8d0-e063-4704a8c08d98) |
| Sold | 2021-11-16 | £440,000 | Flat | +39.7% | £458,579 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/d4d42646-6b88-27f6-e053-6c04a8c0a572) |
| Sold | 2015-06-08 | £315,000 | Flat | +380.9% | £391,622 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/9dcda986-be61-4fd4-8a9f-baa7b3c5994c) |
| Sold | 1999-09-28 | £65,500 | Flat | — | £312,670 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/dacb20b7-26c4-4b2a-b2be-b9dabb5dd169) |

*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 |
|---------|-------|------|------|
| 135 FLAT 1 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY | £457,000 | 01/04/2026 | Flat |
| 135 FLAT 1 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY | £440,000 | 16/11/2021 | Flat |
| 135 FLAT 1 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY | £315,000 | 08/06/2015 | Flat |
| 135 FLAT 1 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY | £65,500 | 28/09/1999 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LILAC HOUSE FLAT 5 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TU | £450,000 | 18/12/2025 | Flat |
| 198A TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1XY | £609,000 | 05/12/2025 | Flat |
| 57A TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1YA | £684,000 | 05/12/2025 | Flat |
| 51A WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LT | £565,000 | 18/11/2025 | Flat |
| 41 FLAT 2 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LT | £582,300 | 10/11/2025 | Flat |
| JASMIN HOUSE FLAT 14 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1NF | £430,000 | 03/07/2025 | Flat |
| 60 FLAT 4 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LS | £355,000 | 23/04/2025 | Flat |
| 60 FLAT 5 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LS | £365,000 | 23/04/2025 | Flat |
| 60 FLAT 6 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LS | £357,500 | 23/04/2025 | Flat |
| 60 FLAT 1 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LS | £355,000 | 23/04/2025 | Flat |
| 60 FLAT 2 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LS | £635,000 | 23/04/2025 | Flat |
| 60 FLAT 3 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1LS | £365,000 | 23/04/2025 | Flat |
| 30A CHALSEY ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YW | £590,000 | 17/01/2025 | Flat |
| 94C BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TS | £370,000 | 20/12/2024 | Flat |
| 135 FLAT 4 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY | £400,000 | 29/09/2023 | Flat |
| 66 BOTTOM FLOOR FLAT BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TS | £700,000 | 01/09/2023 | Flat |
| 78C TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1YD | £580,000 | 28/07/2023 | Flat |
| 140B BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UA | £527,500 | 27/07/2023 | Flat |
| 89B TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1XZ | £370,000 | 12/07/2023 | Flat |
| BRIDGE HOUSE, 47 FLAT 10 ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1LF | £480,000 | 21/04/2023 | Flat |

**Area average:** £488,515 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Dalrymple Road, London, SE4 2BH](http://87.117.209.195:8080/listings/914683e) | £270,000 | 1 | Flat | 0.43 mi |

## Capital growth trend

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

- **5y growth:** 10%
- **10y growth:** 7.3%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 3.5%
- **10y growth (index):** 7.4%

## Rental Range

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

- **Low:** £1,643/mo
- **Realistic:** £1,825/mo
- **Optimistic:** £2,008/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Brockley Road, SE4 | £1,200/mo | 1 | 0.27 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.7×
- **Monthly cashflow:** £-745/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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 | 320 |
| Anti-social behaviour | 176 |
| Shoplifting | 73 |
| Public order | 69 |
| Other theft | 68 |
| Vehicle crime | 56 |
| Drugs | 38 |
| Burglary | 37 |
| Theft from the person | 37 |
| Robbery | 27 |
| Bicycle theft | 23 |
| Possession of weapons | 15 |
| Other crime | 9 |
| Criminal damage and arson | 2 |
| **Total incidents** | **950** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Prendergast School | Secondary | 0.3 miles | Outstanding — 28 Nov 2013 |
| Beecroft Garden Primary | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| John Stainer Community Primary School | Primary | 0.4 miles | Outstanding — 18 Mar 2024 |
| Gordonbrock Primary School | Primary | 0.5 miles | Outstanding — 29 Apr 2019 |
| Turnham Academy | Primary | 0.5 miles | Good — 28 Nov 2022 |