Terraced 2 sales on record

9 ASHCROFT CRESCENT

SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT

£431,000

Location

Map view View on Google Maps View on OpenStreetMap Street View DA15 8NT

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Cedar Avenue	0.1 miles
Shop	The Co-operative Food	0.2 miles
Train station	Sidcup	1.0 miles
University	University of Greenwich Avery Hill Campus	1.1 miles
Hospital	Sloane Hospital	5.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

79 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£431,000 Mar 2026

Price per m²

£5,456/m²

Local average

£442,395 (38 sales)

Street crime

226 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 14/10/2025

Expiry date: 13/10/2035

Current heating cost: £803/year

Potential heating cost: £658/year

Est. upgrade cost to C: £25,750

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

Recommendations

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	27/03/2026	£431,000	Terraced	+58.5%	£431,000 to May 2026	View transaction
Sold	30/10/2014	£272,000	Terraced	—	£439,896 to May 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£431,000
listed	13/10/2025	£425,000
sold	01/01/2014	£272,000
sold	01/01/2003	£160,000
sold	01/01/2001	£114,000
sold	01/01/1997	£70,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
2 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£530,000	17/09/2025	Terraced
42 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT	£342,500	08/08/2025	Terraced
81 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£375,000	22/11/2024	Terraced
24 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£525,000	08/03/2024	Terraced
53 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£360,000	08/11/2023	Terraced
12 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£423,000	20/10/2023	Terraced
89 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£385,000	26/07/2023	Terraced
248A BLACKFEN ROAD, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PW	£430,000	22/06/2023	Terraced
13 WELLINGTON PARADE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9NB	£250,000	16/05/2023	Terraced
15 PORTLAND AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HA	£385,000	02/05/2023	Terraced
7 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT	£433,000	09/03/2023	Terraced
34 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£515,000	01/03/2023	Terraced
17 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£475,000	14/12/2022	Terraced
5 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£385,000	17/10/2022	Terraced
69 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£400,000	07/10/2022	Terraced
16 MAPLE CRESCENT, BLACKFEN, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£400,000	30/09/2022	Terraced
26 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EY	£417,000	16/09/2022	Terraced
56 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£405,000	16/09/2022	Terraced
16 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT	£413,000	26/08/2022	Terraced
59 BURNS AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HT	£450,000	12/08/2022	Terraced

Area average: £414,925 (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 -1.3%

10y growth 34.4%

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

1y (index) 2.7%

5y (index) 14.3%

10y (index) 33.1%

Rental Range

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

Low £1,378/mo

Realistic £1,531/mo

Optimistic £1,684/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer South East London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Maisonette, Porthkerry Avenue, DA16	£1,400/mo	1	0.73 miles	OpenRent

Average rent: £1,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 3.9%

Cost-to-rent ratio 25.7×

Monthly cashflow £-462/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.4%

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

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~187 m² (0.05 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	79
Anti-social behaviour	50
Vehicle crime	28
Shoplifting	19
Other theft	16
Public order	12
Robbery	10
Drugs	5
Bicycle theft	2
Possession of weapons	2
Burglary	1
Other crime	1
Theft from the person	1
Total incidents	226

Within 1 mile during Jun 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
Days Lane Primary School	Primary	0.2 miles	Good — 18 May 2023
Sherwood Park Primary School	Primary	0.4 miles	Good — 7 Nov 2016
Blackfen School for Girls	Secondary	0.4 miles	Good — 15 Dec 2011
Marlborough School	Other	0.4 miles	Good — 14 Feb 2013
Our Lady of the Rosary Catholic Primary School	Primary	0.5 miles	Good — 8 Sep 2011

FENSA

No FENSA certificates found for this address.

# 9 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT

## Property details

- Slug: `92bf25c` (address key hash: `92bf25ca5c6f35fc957730986592a125efdaa141`)
- Postcode: DA15 8NT
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 79 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £431,000 Mar 2026
- Price per m²: £5,456/m²
- Local average: £442,395 (38 sales)
- Street crime: 226 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £431,000
- Date: 2026-03-27
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/10/2035
- **Current heating cost:** £803/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- 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/4335-4620-2509-0274-5292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £431,000 | Terraced | +58.5% | £431,000 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-58ee-b8d0-e063-4704a8c08d98) |
| Sold | 2014-10-30 | £272,000 | Terraced | — | £439,896 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/020353e8-f3d3-4895-b9b5-169adbbcee85) |

*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 |
|---------|-------|------|------|
| 9 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £431,000 | 27/03/2026 | Terraced |
| 9 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £272,000 | 30/10/2014 | Terraced |

## Historic listings

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

- Matched listing: [168174626](http://87.117.209.195:8080/listings/9b1556c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £431,000 |
| listed | 2025-10-13 | £425,000 |
| sold | 2014-01-01 | £272,000 |
| sold | 2003-01-01 | £160,000 |
| sold | 2001-01-01 | £114,000 |
| sold | 1997-01-01 | £70,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £530,000 | 17/09/2025 | Terraced |
| 42 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £342,500 | 08/08/2025 | Terraced |
| 81 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £375,000 | 22/11/2024 | Terraced |
| 24 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £525,000 | 08/03/2024 | Terraced |
| 53 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £360,000 | 08/11/2023 | Terraced |
| 12 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £423,000 | 20/10/2023 | Terraced |
| 89 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £385,000 | 26/07/2023 | Terraced |
| 248A BLACKFEN ROAD, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PW | £430,000 | 22/06/2023 | Terraced |
| 13 WELLINGTON PARADE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9NB | £250,000 | 16/05/2023 | Terraced |
| 15 PORTLAND AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HA | £385,000 | 02/05/2023 | Terraced |
| 7 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £433,000 | 09/03/2023 | Terraced |
| 34 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £515,000 | 01/03/2023 | Terraced |
| 17 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £475,000 | 14/12/2022 | Terraced |
| 5 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £385,000 | 17/10/2022 | Terraced |
| 69 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £400,000 | 07/10/2022 | Terraced |
| 16 MAPLE CRESCENT, BLACKFEN, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £400,000 | 30/09/2022 | Terraced |
| 26 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EY | £417,000 | 16/09/2022 | Terraced |
| 56 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £405,000 | 16/09/2022 | Terraced |
| 16 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £413,000 | 26/08/2022 | Terraced |
| 59 BURNS AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HT | £450,000 | 12/08/2022 | Terraced |

**Area average:** £414,925 (20 sales)

## Capital growth trend

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

- **5y growth:** -1.3%
- **10y growth:** 34.4%

## House Price Index (HM Land Registry)

*Official index for Bexley; Terraced series; as of May 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 14.3%
- **10y growth (index):** 33.1%

## Rental Range

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

- **Low:** £1,378/mo
- **Realistic:** £1,531/mo
- **Optimistic:** £1,684/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Maisonette, Porthkerry Avenue, DA16 | £1,400/mo | 1 | 0.73 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.7×
- **Monthly cashflow:** £-462/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.4%

*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:** 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 | 79 |
| Anti-social behaviour | 50 |
| Vehicle crime | 28 |
| Shoplifting | 19 |
| Other theft | 16 |
| Public order | 12 |
| Robbery | 10 |
| Drugs | 5 |
| Bicycle theft | 2 |
| Possession of weapons | 2 |
| Burglary | 1 |
| Other crime | 1 |
| Theft from the person | 1 |
| **Total incidents** | **226** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Days Lane Primary School | Primary | 0.2 miles | Good — 18 May 2023 |
| Sherwood Park Primary School | Primary | 0.4 miles | Good — 7 Nov 2016 |
| Blackfen School for Girls | Secondary | 0.4 miles | Good — 15 Dec 2011 |
| Marlborough School | Other | 0.4 miles | Good — 14 Feb 2013 |
| Our Lady of the Rosary Catholic Primary School | Primary | 0.5 miles | Good — 8 Sep 2011 |