# 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
- Last sold: £395,000 Jan 2026
- Local average: £466,812 (57 sales)
- Street crime: 860 incidents within 1 mile (Apr 2026)

## Latest sale

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

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-21 | £395,000 | Flat | +464.3% | £392,243 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-aa72-d8ea-e063-4704a8c0bf7d) |
| Sold | 1999-05-21 | £70,000 | Flat | +44.3% | £350,352 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/5d0b1de3-b466-480d-a46f-0c4d9d2251e8) |
| Sold | 1997-09-04 | £48,500 | Flat | — | £289,257 (to March 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:** 11.3%
- **10y growth:** 22%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.3%
- **5y growth (index):** -1.3%
- **10y growth (index):** 7.1%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 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: £1,800/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.8×
- **Monthly cashflow:** £84/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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 | 279 |
| Anti-social behaviour | 147 |
| Shoplifting | 79 |
| Public order | 71 |
| Other theft | 58 |
| Vehicle crime | 51 |
| Criminal damage and arson | 42 |
| Drugs | 33 |
| Theft from the person | 28 |
| Robbery | 26 |
| Burglary | 23 |
| Possession of weapons | 10 |
| Bicycle theft | 8 |
| Other crime | 5 |
| **Total incidents** | **860** |

*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 |
|------|------|----------|--------|
| 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)