# 34 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR

## Property details

- Slug: `625764f` (address key hash: `625764f30b219662bb172271826c217e43ee4f85`)
- Postcode: SE9 1HR
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 65 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £325,000 Mar 2026
- Price per m²: £5,000/m²
- Local average: £503,223 (66 sales)
- Street crime: 239 incidents within 1 mile (May 2026)

## Latest sale

- Price: £325,000
- Date: 2026-03-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 24/07/2035
- **Current heating cost:** £547/year
- **Est. upgrade cost to C:** £17,550

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2175-4530-2025-6321)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-06 | £325,000 | Terraced | — | £316,380 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-59e1-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 |
|---------|-------|------|------|
| 34 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £325,000 | 06/03/2026 | Terraced |

## Historic listings

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

- Matched listing: [165233519](http://87.117.209.195:8080/listings/103e0a9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £325,000 |
| listed | 2025-08-01 | £350,000 |
| sold | 1996-01-01 | £83,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £395,000 | 24/11/2023 | Terraced |
| 26 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JA | £911,000 | 16/08/2023 | Terraced |
| 36 GLENHOUSE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1JQ | £1,200,000 | 07/06/2023 | Terraced |
| 11 ROPER STREET, LONDON, GREENWICH, GREATER LONDON, SE9 1TR | £400,000 | 01/06/2023 | Terraced |
| 41 BEECHHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HJ | £1,220,000 | 18/05/2023 | Terraced |
| 21 BLUNTS ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HX | £445,000 | 06/03/2023 | Terraced |
| 48 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1HY | £855,000 | 12/12/2022 | Terraced |
| 7 BEECHHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HJ | £1,000,000 | 17/11/2022 | Terraced |
| 5B ELDERSLIE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1UD | £365,000 | 28/06/2022 | Terraced |
| 12 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JG | £1,170,000 | 11/05/2022 | Terraced |
| 45 BLUNTS ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HX | £480,000 | 14/03/2022 | Terraced |
| 24 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP | £540,000 | 11/03/2022 | Terraced |
| 18 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP | £528,000 | 11/03/2022 | Terraced |
| 17 WESTMOUNT ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JB | £950,000 | 25/02/2022 | Terraced |
| 26 GLENHOUSE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1JQ | £1,130,000 | 24/02/2022 | Terraced |
| 3 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £427,095 | 26/11/2021 | Terraced |
| 1 ROPER STREET, LONDON, GREENWICH, GREATER LONDON, SE9 1TR | £400,000 | 09/11/2021 | Terraced |
| 22 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP | £515,000 | 31/08/2021 | Terraced |

**Area average:** £718,394 (18 sales)

## Capital growth trend

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

- **5y growth:** 9%
- **10y growth:** 17%

## 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:** £1,770/mo
- **Realistic:** £1,967/mo
- **Optimistic:** £2,164/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Pound Place, SE9 | £1,250/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Grove Place, SE9 | £2,100/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Maisonette, Footscray Road, SE9 | £1,500/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Maisonette, Granby Road, SE9 | £1,800/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed Flat, Pickwick Court, SE9 | £2,200/mo | 2 | 1.03 miles | OpenRent |

**Average rent: £1,770/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15×
- **Monthly cashflow:** £315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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 | 71 |
| Anti-social behaviour | 67 |
| Shoplifting | 28 |
| Public order | 16 |
| Vehicle crime | 14 |
| Robbery | 11 |
| Burglary | 10 |
| Other theft | 9 |
| Drugs | 7 |
| Possession of weapons | 2 |
| Theft from the person | 2 |
| Criminal damage and arson | 1 |
| Other crime | 1 |
| **Total incidents** | **239** |

*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 |
|------|------|----------|--------|
| Social Arts for Education | Other | 0.2 miles | Good — 24 Sep 2024 |
| Eltham Church of England Primary School | Primary | 0.2 miles | Good — 1 Dec 2022 |
| St Mary's Catholic Primary School | Primary | 0.2 miles | Outstanding — 29 Jan 2023 |
| St Thomas More Catholic Comprehensive School | Secondary | 0.3 miles | Good — 25 Jan 2023 |
| StreetVibes Media Academy | Other | 0.5 miles | Good — 6 Mar 2024 |

## FENSA Certificates

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

### FENSA Certificate #6741558
- **Address:** 34 Friars Mews, London, SE9 1HR
- **Certificate Issued:** 10/08/2009
- **Work Completed:** 30/07/2009
- **Items:** 7 window(s)

### FENSA Certificate #1446760
- **Address:** 34 Friars Mews, London, SE9 1HR
- **Certificate Issued:** 02/02/2004
- **Work Completed:** 24/01/2004
- **Items:** 1 door(s)