Terraced

51 BIRKDALE ROAD

LONDON, GREENWICH, GREATER LONDON, SE2 9HU

£360,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE2 9HU

Nearby

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

Type	Name	Distance
Bus stop	Brookdene Road	0.1 miles
Shop	Cheers Mini Market	0.2 miles
Train station	Abbey Wood	0.7 miles
Hospital	Neonatal Unit, L1 Z2	3.7 miles
University	University of Greenwich	4.8 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

84 m²

EPC rating

Last sold

£360,000 Jan 2026

Price per m²

£4,286/m²

Local average

£427,472 (26 sales)

Street crime

542 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/10/2025

Current heating cost: £1,142/year

Potential heating cost: £826/year

Est. upgrade cost to C: £26,800

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
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	19/01/2026	£360,000	Terraced	—	£354,081 to March 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
45 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL	£480,000	28/01/2026	Terraced
32 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HE	£393,000	30/06/2025	Terraced
13 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY	£250,000	24/01/2025	Terraced
17 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL	£380,000	26/05/2023	Terraced
63 MANTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0JE	£415,000	27/04/2023	Terraced
85 MOTTISFONT ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9LU	£421,500	08/12/2022	Terraced
38 ST NICHOLAS ROAD, PLUMSTEAD, LONDON, GREENWICH, GREATER LONDON, SE18 1HJ	£505,000	02/12/2022	Terraced
8 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EX	£440,100	29/11/2022	Terraced
49 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY	£632,000	17/11/2022	Terraced
73 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EH	£415,000	28/10/2022	Terraced
125 BENARES ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 1HU	£415,000	13/10/2022	Terraced
94 BENARES ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 1HT	£384,000	07/10/2022	Terraced
30 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9HS	£455,267	26/08/2022	Terraced
51 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HF	£426,000	03/08/2022	Terraced
4 BRINKBURN CLOSE, LONDON, GREENWICH, GREATER LONDON, SE2 9EJ	£415,000	01/08/2022	Terraced
125 CHURCH MANORWAY, LONDON, GREENWICH, GREATER LONDON, SE2 0HY	£381,000	28/07/2022	Terraced
27 MYRTLEDENE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0EZ	£386,000	08/07/2022	Terraced
85 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0ER	£439,000	23/06/2022	Terraced
240 MOTTISFONT ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9LY	£410,000	09/05/2022	Terraced
42 MANTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0JB	£440,000	12/04/2022	Terraced

Area average: £424,143 (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 20.6%

10y growth 30.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Greenwich. Series: Terraced. As of March 2026.

1y (index) 2.6%

5y (index) 12.1%

10y (index) 34.2%

Rental Range

Estimated market rent for Greenwich. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,754/mo

Realistic £1,949/mo

Optimistic £2,144/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Peterborough: 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
2 Bed Flat, Plumstead High St, SE18	£1,675/mo	2	0.33 miles	OpenRent
2 Bed Flat, Plumstead High Street, SE18	£1,800/mo	2	0.33 miles	OpenRent

Average rent: £1,738/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £217,250

Target investor price (1%) £173,800

Gross yield 5.8%

Cost-to-rent ratio 17.3×

Monthly cashflow £121/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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	183
Anti-social behaviour	141
Drugs	40
Vehicle crime	38
Criminal damage and arson	34
Other theft	28
Public order	24
Shoplifting	14
Other crime	10
Burglary	9
Robbery	9
Theft from the person	8
Bicycle theft	2
Possession of weapons	2
Total incidents	542

Within 1 mile during Apr 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
St Thomas A Becket Roman Catholic Primary School	Primary	0.2 miles	Good — 13 Jun 2012
St Paul's Academy	Secondary	0.2 miles	Requires improvement — 16 Jul 2023
Gallions Mount Primary School	Primary	0.4 miles	Good — 11 Dec 2013
Bannockburn Primary School	Primary	0.4 miles	Outstanding — 11 Feb 2014
Abbey Wood Nursery School	Nursery	0.4 miles	Good — 28 Mar 2014

FENSA

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

# 51 BIRKDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9HU

## Property details

- Slug: `4eb1416` (address key hash: `4eb14166de06822cdfd2eda1f3ba699624f8fa42`)
- Postcode: SE2 9HU
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 84 m²
- EPC rating: D
- Last sold: £360,000 Jan 2026
- Price per m²: £4,286/m²
- Local average: £427,472 (26 sales)
- Street crime: 542 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £360,000
- Date: 2026-01-19
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £1,142/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2315-2217-2441-3219-7111)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £360,000 | Terraced | — | £354,081 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-5737-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 51 BIRKDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9HU | £360,000 | 19/01/2026 | 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 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £480,000 | 28/01/2026 | Terraced |
| 32 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HE | £393,000 | 30/06/2025 | Terraced |
| 13 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY | £250,000 | 24/01/2025 | Terraced |
| 17 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £380,000 | 26/05/2023 | Terraced |
| 63 MANTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0JE | £415,000 | 27/04/2023 | Terraced |
| 85 MOTTISFONT ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9LU | £421,500 | 08/12/2022 | Terraced |
| 38 ST NICHOLAS ROAD, PLUMSTEAD, LONDON, GREENWICH, GREATER LONDON, SE18 1HJ | £505,000 | 02/12/2022 | Terraced |
| 8 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EX | £440,100 | 29/11/2022 | Terraced |
| 49 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY | £632,000 | 17/11/2022 | Terraced |
| 73 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EH | £415,000 | 28/10/2022 | Terraced |
| 125 BENARES ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 1HU | £415,000 | 13/10/2022 | Terraced |
| 94 BENARES ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 1HT | £384,000 | 07/10/2022 | Terraced |
| 30 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9HS | £455,267 | 26/08/2022 | Terraced |
| 51 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HF | £426,000 | 03/08/2022 | Terraced |
| 4 BRINKBURN CLOSE, LONDON, GREENWICH, GREATER LONDON, SE2 9EJ | £415,000 | 01/08/2022 | Terraced |
| 125 CHURCH MANORWAY, LONDON, GREENWICH, GREATER LONDON, SE2 0HY | £381,000 | 28/07/2022 | Terraced |
| 27 MYRTLEDENE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0EZ | £386,000 | 08/07/2022 | Terraced |
| 85 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0ER | £439,000 | 23/06/2022 | Terraced |
| 240 MOTTISFONT ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9LY | £410,000 | 09/05/2022 | Terraced |
| 42 MANTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0JB | £440,000 | 12/04/2022 | Terraced |

**Area average:** £424,143 (20 sales)

## Capital growth trend

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

- **5y growth:** 20.6%
- **10y growth:** 30.6%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Terraced series; as of March 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 12.1%
- **10y growth (index):** 34.2%

## Rental Range

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

- **Low:** £1,754/mo
- **Realistic:** £1,949/mo
- **Optimistic:** £2,144/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (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 |
|------|------|------|------|------|
| 2 Bed Flat, Plumstead High St, SE18 | £1,675/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Plumstead High Street, SE18 | £1,800/mo | 2 | 0.33 miles | OpenRent |

**Average rent: £1,738/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £217,250
- **Target investor price (1%):** £173,800

*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 £1,738/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £121/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:** 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 | 183 |
| Anti-social behaviour | 141 |
| Drugs | 40 |
| Vehicle crime | 38 |
| Criminal damage and arson | 34 |
| Other theft | 28 |
| Public order | 24 |
| Shoplifting | 14 |
| Other crime | 10 |
| Burglary | 9 |
| Robbery | 9 |
| Theft from the person | 8 |
| Bicycle theft | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **542** |

*Within 1 mile during Apr 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 A Becket Roman Catholic Primary School | Primary | 0.2 miles | Good — 13 Jun 2012 |
| St Paul's Academy | Secondary | 0.2 miles | Requires improvement — 16 Jul 2023 |
| Gallions Mount Primary School | Primary | 0.4 miles | Good — 11 Dec 2013 |
| Bannockburn Primary School | Primary | 0.4 miles | Outstanding — 11 Feb 2014 |
| Abbey Wood Nursery School | Nursery | 0.4 miles | Good — 28 Mar 2014 |