Terraced

33 HASSENDEAN ROAD

LONDON, GREENWICH, GREATER LONDON, SE3 8TR

£680,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE3 8TR

Nearby

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

Type	Name	Distance
Shop	Expo International Supermarket	0.1 miles
Bus stop	Wyndcliff Road	0.1 miles
Train station	Westcombe Park	0.5 miles
University	University of Greenwich	1.4 miles
Hospital	A&E Department	3.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

91 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£680,000 Apr 2026

Price per m²

£7,473/m²

Local average

£817,175 (24 sales)

Street crime

463 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 09/05/2025

Expiry date: 08/05/2035

Current heating cost: £1,058/year

Potential heating cost: £770/year

Est. upgrade cost to C: £19,500

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 (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	08/04/2026	£680,000	Terraced	—	£684,750 to June 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	£680,000
listed	05/06/2025	£695,000
sold	01/01/1997	£104,000

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
7 FURZEFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TU	£641,000	21/08/2025	Terraced
42 WYNDCLIFF ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JX	£1,075,000	21/07/2025	Terraced
26 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX	£850,000	14/07/2025	Terraced
46 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN	£927,500	01/12/2023	Terraced
10 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP	£560,000	16/11/2023	Terraced
3B BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST	£625,000	09/11/2023	Terraced
25 SHERINGTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JW	£915,000	23/10/2023	Terraced
28 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TS	£630,000	20/10/2023	Terraced
63 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN	£875,000	29/09/2023	Terraced
39 COUTHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TN	£600,000	22/08/2023	Terraced
14 BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST	£600,000	28/07/2023	Terraced
5 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP	£555,000	23/06/2023	Terraced
20 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ	£850,000	16/06/2023	Terraced
58 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ	£780,000	15/06/2023	Terraced
107 OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SU	£670,000	30/05/2023	Terraced
29 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP	£600,000	27/04/2023	Terraced
36 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX	£620,000	24/04/2023	Terraced
7 DE HAVILLAND TERRACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SU	£685,000	24/04/2023	Terraced
34 EASTCOMBE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE7 7JE	£816,450	22/12/2022	Terraced
23 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX	£590,000	20/12/2022	Terraced

Area average: £723,248 (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 -5.9%

10y growth 26.2%

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

1y (index) 0.9%

5y (index) 9.2%

10y (index) 26.9%

Rental Range

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

Low £1,782/mo

Realistic £1,980/mo

Optimistic £2,178/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Stevenage & North Herts: 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
3 Bed Flat, Kidbrooke Park Road, SE3	£2,700/mo	3	0.45 miles	OpenRent
3 Bed Semi-Detached House, Grenada Road, SE7	£2,000/mo	3	0.5 miles	OpenRent
3 Bed End Terrace, Charlton Park Lane, SE7	£2,850/mo	3	0.58 miles	OpenRent

Average rent: £2,517/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £337,500

Target investor price (1%) £270,000

Gross yield 4.8%

Cost-to-rent ratio 21×

Monthly cashflow £-273/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.7%

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)

Registered land (INSPIRE)

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

Plot: ~36,079 m² (8.92 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	153
Anti-social behaviour	88
Vehicle crime	53
Shoplifting	49
Other theft	28
Public order	28
Burglary	16
Drugs	13
Robbery	12
Theft from the person	11
Other crime	5
Bicycle theft	3
Possession of weapons	3
Criminal damage and arson	1
Total incidents	463

Within 1 mile during Jul 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
Sherington Primary School	Primary	0.1 miles	Good — 27 Nov 2023
Our Lady of Grace Catholic Primary School	Primary	0.2 miles	Outstanding — 16 May 2017
Leigh Academy Blackheath	Secondary	0.2 miles	Outstanding — 7 Feb 2023
Invicta Primary School	Primary	0.2 miles	Good — 9 Jun 2024
Cherry Orchard Primary School	Primary	0.3 miles	Good — 8 May 2019

FENSA

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

# 33 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TR

## Property details

- Slug: `b5a7446` (address key hash: `b5a74469e2a33bb3a9085eae9480a0ba6754829a`)
- Postcode: SE3 8TR
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 91 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £680,000 Apr 2026
- Price per m²: £7,473/m²
- Local average: £817,175 (24 sales)
- Street crime: 463 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £680,000
- Date: 2026-04-08
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/05/2035
- **Current heating cost:** £1,058/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0312-3050-9205-6845-1200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-08 | £680,000 | Terraced | — | £684,750 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-28e9-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 |
|---------|-------|------|------|
| 33 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TR | £680,000 | 08/04/2026 | Terraced |

## Historic listings

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

- Matched listing: [162902483](http://87.117.209.195:8080/listings/9f6a12e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £680,000 |
| listed | 2025-06-05 | £695,000 |
| sold | 1997-01-01 | £104,000 |

## 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 FURZEFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TU | £641,000 | 21/08/2025 | Terraced |
| 42 WYNDCLIFF ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JX | £1,075,000 | 21/07/2025 | Terraced |
| 26 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £850,000 | 14/07/2025 | Terraced |
| 46 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN | £927,500 | 01/12/2023 | Terraced |
| 10 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP | £560,000 | 16/11/2023 | Terraced |
| 3B BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST | £625,000 | 09/11/2023 | Terraced |
| 25 SHERINGTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JW | £915,000 | 23/10/2023 | Terraced |
| 28 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TS | £630,000 | 20/10/2023 | Terraced |
| 63 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN | £875,000 | 29/09/2023 | Terraced |
| 39 COUTHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TN | £600,000 | 22/08/2023 | Terraced |
| 14 BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST | £600,000 | 28/07/2023 | Terraced |
| 5 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP | £555,000 | 23/06/2023 | Terraced |
| 20 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £850,000 | 16/06/2023 | Terraced |
| 58 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £780,000 | 15/06/2023 | Terraced |
| 107 OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SU | £670,000 | 30/05/2023 | Terraced |
| 29 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP | £600,000 | 27/04/2023 | Terraced |
| 36 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £620,000 | 24/04/2023 | Terraced |
| 7 DE HAVILLAND TERRACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SU | £685,000 | 24/04/2023 | Terraced |
| 34 EASTCOMBE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE7 7JE | £816,450 | 22/12/2022 | Terraced |
| 23 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £590,000 | 20/12/2022 | Terraced |

**Area average:** £723,248 (20 sales)

## Capital growth trend

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

- **5y growth:** -5.9%
- **10y growth:** 26.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 9.2%
- **10y growth (index):** 26.9%

## Rental Range

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

- **Low:** £1,782/mo
- **Realistic:** £1,980/mo
- **Optimistic:** £2,178/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (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 |
|------|------|------|------|------|
| 3 Bed Flat, Kidbrooke Park Road, SE3 | £2,700/mo | 3 | 0.45 miles | OpenRent |
| 3 Bed Semi-Detached House, Grenada Road, SE7 | £2,000/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed End Terrace, Charlton Park Lane, SE7 | £2,850/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £2,517/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.7%

*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 | 153 |
| Anti-social behaviour | 88 |
| Vehicle crime | 53 |
| Shoplifting | 49 |
| Other theft | 28 |
| Public order | 28 |
| Burglary | 16 |
| Drugs | 13 |
| Robbery | 12 |
| Theft from the person | 11 |
| Other crime | 5 |
| Bicycle theft | 3 |
| Possession of weapons | 3 |
| Criminal damage and arson | 1 |
| **Total incidents** | **463** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Sherington Primary School | Primary | 0.1 miles | Good — 27 Nov 2023 |
| Our Lady of Grace Catholic Primary School | Primary | 0.2 miles | Outstanding — 16 May 2017 |
| Leigh Academy Blackheath | Secondary | 0.2 miles | Outstanding — 7 Feb 2023 |
| Invicta Primary School | Primary | 0.2 miles | Good — 9 Jun 2024 |
| Cherry Orchard Primary School | Primary | 0.3 miles | Good — 8 May 2019 |