Flats/Maisonettes 3 sales on record

50 FIRST FLOOR FLAT ADELAIDE AVENUE

LONDON, LEWISHAM, GREATER LONDON, SE4 1YR

£395,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE4 1YR

Nearby

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

Type	Name	Distance
Bus stop	Adelaide Avenue / St Margaret's Road	0.0 miles
Shop	Unknown	0.2 miles
Train station	Crofton Park	0.4 miles
University	University of Greenwich	1.9 miles
Hospital	King's College Hospital Emergency Department	2.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms (EPC estimate)

Bathrooms (EPC)

Floor area

58 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£395,000 Jan 2026

Price per m²

£6,810/m²

Local average

£466,812 (57 sales)

Street crime

869 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 09/07/2025

Current heating cost: £477/year

Potential heating cost: £245/year

Est. upgrade cost to C: £14,500

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Replace single glazed windows with low-E double glazing (£4,500 - £6,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	21/01/2026	£395,000	Flat	+464.3%	£393,822 to February 2026	View transaction
Sold	21/05/1999	£70,000	Flat	+44.3%	£352,814 to February 2026	View transaction
Sold	04/09/1997	£48,500	Flat	—	£291,290 to February 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
198A TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1XY	£609,000	05/12/2025	Flat
36 FLAT B ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR	£172,330	25/11/2025	Flat
278B BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2RA	£325,000	17/10/2025	Flat
ST. CYPRIANS COURT APARTMENT 3 BRAXFIELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2AW	£440,000	03/02/2025	Flat
30A CHALSEY ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YW	£590,000	17/01/2025	Flat
41 IVY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1YS	£262,000	29/11/2023	Flat
15 ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YT	£390,000	09/11/2023	Flat
135 FLAT 4 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY	£400,000	29/09/2023	Flat
140B BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UA	£527,500	27/07/2023	Flat
72 FLAT 1 ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR	£610,000	20/07/2023	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
9A MONTAGUE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YP	£720,000	14/04/2023	Flat
38B ST MARGARETS ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YU	£390,000	24/03/2023	Flat
111 FIRST FLOOR FLAT TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1XZ	£390,000	17/03/2023	Flat
36A ST MARGARETS ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YU	£365,000	17/02/2023	Flat
10 GROUND FLOOR FLAT COMERFORD ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 2AX	£555,000	13/01/2023	Flat
11C ST MARGARETS ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YL	£250,000	09/12/2022	Flat
26 FLAT A MONTAGUE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YP	£497,500	09/12/2022	Flat
288A BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2RA	£320,000	06/12/2022	Flat

Area average: £433,167 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 10.1%

10y growth 6.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Lewisham. Series: Flats and maisonettes. As of February 2026.

1y (index) -1.6%

5y (index) -0.1%

10y (index) 8.8%

Rental Range

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

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area, preferring 1-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Whitbread Road, SE4	£1,645/mo	1	0.25 miles	OpenRent
Studio Flat, Whitbread Road, SE4	£1,650/mo	1	0.25 miles	OpenRent
1 Bed Flat, Crofton Park, SE4	£1,500/mo	1	0.42 miles	OpenRent
1 Bed Flat, Brockley Road, SE4	£1,850/mo	1	0.43 miles	OpenRent
1 Bed Flat, Brockley Road, SE4	£2,050/mo	1	0.43 miles	OpenRent

Average rent: £1,739/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £206,250

Target investor price (1%) £165,000

Gross yield 5%

Cost-to-rent ratio 19.9×

Monthly cashflow £-96/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	259
Anti-social behaviour	144
Shoplifting	94
Other theft	68
Public order	61
Drugs	48
Vehicle crime	44
Theft from the person	37
Criminal damage and arson	34
Burglary	27
Robbery	26
Bicycle theft	9
Other crime	9
Possession of weapons	9
Total incidents	869

Within 1 mile during Mar 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
Prendergast School	Secondary	0.2 miles	Outstanding — 28 Nov 2013
Gordonbrock Primary School	Primary	0.3 miles	Outstanding — 29 Apr 2019
Beecroft Garden Primary	Primary	0.3 miles	— (Inspected (no overall grade))
Turnham Academy	Primary	0.5 miles	Good — 28 Nov 2022
Chelwood Nursery School	Nursery	0.5 miles	Outstanding — 12 Oct 2011

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
08/07/2019	26/06/2019	10	—

# 50 FIRST FLOOR FLAT ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR

## Property details

- Slug: `7ff1275` (address key hash: `7ff127517572e3de047707d2d126e0ad703d72b3`)
- Postcode: SE4 1YR
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms (EPC estimate): 1
- Bathrooms (EPC): 1
- Floor area: 58 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £395,000 Jan 2026
- Price per m²: £6,810/m²
- Local average: £466,812 (57 sales)
- Street crime: 869 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £395,000
- Date: 2026-01-21
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £477/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- Q (£7,500 - £11,000)
- O (£4,500 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0035-1202-3205-2190-1300)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-21 | £395,000 | Flat | +464.3% | £393,822 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-aa72-d8ea-e063-4704a8c0bf7d) |
| Sold | 1999-05-21 | £70,000 | Flat | +44.3% | £352,814 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/5d0b1de3-b466-480d-a46f-0c4d9d2251e8) |
| Sold | 1997-09-04 | £48,500 | Flat | — | £291,290 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9d-4901-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 |
|---------|-------|------|------|
| 50 FIRST FLOOR FLAT ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR | £395,000 | 21/01/2026 | Flat |
| 50 FIRST FLOOR FLAT ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR | £70,000 | 21/05/1999 | Flat |
| 50 FIRST FLOOR FLAT ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR | £48,500 | 04/09/1997 | 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 |
|---------|-------|------|------|
| 198A TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1XY | £609,000 | 05/12/2025 | Flat |
| 36 FLAT B ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR | £172,330 | 25/11/2025 | Flat |
| 278B BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2RA | £325,000 | 17/10/2025 | Flat |
| ST. CYPRIANS COURT APARTMENT 3 BRAXFIELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2AW | £440,000 | 03/02/2025 | Flat |
| 30A CHALSEY ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YW | £590,000 | 17/01/2025 | Flat |
| 41 IVY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1YS | £262,000 | 29/11/2023 | Flat |
| 15 ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YT | £390,000 | 09/11/2023 | Flat |
| 135 FLAT 4 BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1TY | £400,000 | 29/09/2023 | Flat |
| 140B BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UA | £527,500 | 27/07/2023 | Flat |
| 72 FLAT 1 ADELAIDE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YR | £610,000 | 20/07/2023 | 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 |
| 9A MONTAGUE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YP | £720,000 | 14/04/2023 | Flat |
| 38B ST MARGARETS ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YU | £390,000 | 24/03/2023 | Flat |
| 111 FIRST FLOOR FLAT TRESSILLIAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1XZ | £390,000 | 17/03/2023 | Flat |
| 36A ST MARGARETS ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YU | £365,000 | 17/02/2023 | Flat |
| 10 GROUND FLOOR FLAT COMERFORD ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 2AX | £555,000 | 13/01/2023 | Flat |
| 11C ST MARGARETS ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1YL | £250,000 | 09/12/2022 | Flat |
| 26 FLAT A MONTAGUE AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1YP | £497,500 | 09/12/2022 | Flat |
| 288A BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2RA | £320,000 | 06/12/2022 | Flat |

**Area average:** £433,167 (20 sales)

## Capital growth trend

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

- **5y growth:** 10.1%
- **10y growth:** 6.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.6%
- **5y growth (index):** -0.1%
- **10y growth (index):** 8.8%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/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, preferring 1-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Whitbread Road, SE4 | £1,645/mo | 1 | 0.25 miles | OpenRent |
| Studio Flat, Whitbread Road, SE4 | £1,650/mo | 1 | 0.25 miles | OpenRent |
| 1 Bed Flat, Crofton Park, SE4 | £1,500/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Flat, Brockley Road, SE4 | £1,850/mo | 1 | 0.43 miles | OpenRent |
| 1 Bed Flat, Brockley Road, SE4 | £2,050/mo | 1 | 0.43 miles | OpenRent |

**Average rent: £1,739/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.9×
- **Monthly cashflow:** £-96/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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 |
|----------|-------|
| Violence and sexual offences | 259 |
| Anti-social behaviour | 144 |
| Shoplifting | 94 |
| Other theft | 68 |
| Public order | 61 |
| Drugs | 48 |
| Vehicle crime | 44 |
| Theft from the person | 37 |
| Criminal damage and arson | 34 |
| Burglary | 27 |
| Robbery | 26 |
| Bicycle theft | 9 |
| Other crime | 9 |
| Possession of weapons | 9 |
| **Total incidents** | **869** |

*Within 1 mile during Mar 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 | 0.2 miles | Outstanding — 28 Nov 2013 |
| Gordonbrock Primary School | Primary | 0.3 miles | Outstanding — 29 Apr 2019 |
| Beecroft Garden Primary | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Turnham Academy | Primary | 0.5 miles | Good — 28 Nov 2022 |
| Chelwood Nursery School | Nursery | 0.5 miles | Outstanding — 12 Oct 2011 |

## FENSA Certificates

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

### FENSA Certificate #13640883
- **Address:** 50 Adelaide Avenue, LONDON, SE4 1YR
- **Certificate Issued:** 08/07/2019
- **Work Completed:** 26/06/2019
- **Items:** 10 window(s)