# 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 |
| 7 DE HAVILLAND TERRACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SU | £685,000 | 24/04/2023 | Terraced |
| 36 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £620,000 | 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 |