# 8 QUEENS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3EA

## Property details

- Slug: `3ddc6ca` (address key hash: `3ddc6caa11c1286ff522eb2ba473f711087030d7`)
- Postcode: DA16 3EA
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 96 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £470,000 May 2026
- Price per m²: £4,896/m²
- Local average: £508,268 (71 sales)
- Street crime: 318 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £470,000
- Date: 2026-05-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/05/2029
- **Est. upgrade cost to C:** £24,165

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£65)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8407-5446-5429-6697-9513)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-20 | £470,000 | Semi-detached | +19% | £478,030 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/559c5ad5-7d0b-afe3-e063-4804a8c004a4) |
| Sold | 2020-11-23 | £395,000 | Semi-detached | — | £480,457 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/ba558b33-01c9-76ef-e053-6b04a8c0b4b7) |

*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 |
|---------|-------|------|------|
| 8 QUEENS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3EA | £470,000 | 20/05/2026 | Semi-detached |
| 8 QUEENS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3EA | £395,000 | 23/11/2020 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24 QUEENS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3EA | £485,000 | 02/04/2026 | Semi-detached |
| 4 LEIGH PLACE, WELLING, BEXLEY, GREATER LONDON, DA16 3JB | £500,000 | 02/12/2025 | Semi-detached |
| 64 LOVEL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3JG | £501,000 | 07/01/2025 | Semi-detached |
| 39 BURNELL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3HW | £379,000 | 07/11/2023 | Semi-detached |
| 26 BURNELL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3HN | £430,000 | 15/09/2023 | Semi-detached |
| 32 BURNELL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3HN | £580,000 | 29/06/2023 | Semi-detached |
| 232 UPPER WICKHAM LANE, WELLING, BEXLEY, GREATER LONDON, DA16 3EN | £420,000 | 28/06/2023 | Semi-detached |
| 27 BURNELL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3HN | £485,000 | 10/03/2023 | Semi-detached |
| 34 BURNELL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3HN | £360,000 | 05/12/2022 | Semi-detached |
| 48 BURNELL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3HW | £470,000 | 04/11/2022 | Semi-detached |
| 61 ANTHONY ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3EH | £460,000 | 16/03/2022 | Semi-detached |
| 43 LOVEL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3JQ | £435,000 | 11/01/2022 | Semi-detached |
| 76 LOVEL AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3JG | £467,250 | 05/01/2022 | Semi-detached |
| 120 OLYFFE AVENUE, WELLING, BEXLEY, GREATER LONDON, DA16 3JF | £520,000 | 14/12/2021 | Semi-detached |

**Area average:** £463,732 (14 sales)

## Capital growth trend

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

- **5y growth:** 9.8%
- **10y growth:** 22.1%

## House Price Index (HM Land Registry)

*Official index for Bexley; Semi-detached series; as of July 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 15.3%
- **10y growth (index):** 32.6%

## Rental Range

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

- **Low:** £1,383/mo
- **Realistic:** £1,537/mo
- **Optimistic:** £1,691/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South East London (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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Sutcliffe Road, DA16 | £2,300/mo | 3 | 0.58 miles | OpenRent |
| 2 Bed Flat, Axminster Crescent, DA16 | £1,650/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Semi-Detached House, Sidmouth Road, DA16 | £1,750/mo | 2 | 0.58 miles | OpenRent |
| 4 Bed Semi-Detached House, Blenheim Drive, DA16 | £2,500/mo | 4 | 0.6 miles | OpenRent |
| 1 Bed End Terrace, Villacourt Rd, SE18 | £1,400/mo | 1 | 0.65 miles | OpenRent |
| Studio Flat, Waterdale Road, SE2 | £1,050/mo | 1 | 0.8 miles | OpenRent |
| 2 Bed Semi-Detached House, Swingate Lane, SE18 | £1,700/mo | 2 | 0.82 miles | OpenRent |
| 3 Bed Terraced House, Brampton Road, DA7 | £2,600/mo | 3 | 0.93 miles | OpenRent |

**Average rent: £1,869/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £215,625
- **Target investor price (1%):** £172,500

*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 £1,725/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.7×
- **Monthly cashflow:** £-323/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*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 |
|----------|-------|
| Shoplifting | 79 |
| Violence and sexual offences | 77 |
| Anti-social behaviour | 65 |
| Vehicle crime | 36 |
| Other theft | 13 |
| Public order | 13 |
| Burglary | 9 |
| Robbery | 8 |
| Drugs | 6 |
| Theft from the person | 5 |
| Criminal damage and arson | 2 |
| Other crime | 2 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **318** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Welling School | Secondary | 0.2 miles | Requires improvement — 26 Nov 2023 |
| East Wickham Primary Academy | Primary | 0.3 miles | Good — 18 May 2016 |
| St Stephen's Catholic Primary School | Primary | 0.3 miles | Outstanding — 8 Dec 2015 |
| Hook Lane Primary School | Primary | 0.5 miles | Good — 28 Nov 2017 |
| Park View Academy | Other | 0.5 miles | Good — 6 Jul 2023 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #1732963
- **Address:** 8 QUEENS ROAD, WELLING, DA16 3EA
- **Certificate Issued:** 31/05/2004
- **Work Completed:** 04/05/2004
- **Items:** 1 window(s)

### FENSA Certificate #292589
- **Address:** 8 QUEENS ROAD, WELLING, DA16 3EA
- **Certificate Issued:** 16/01/2003
- **Work Completed:** 05/11/2002
- **Items:** 11 window(s), 3 door(s)