Flats/Maisonettes 4 sales on record

89D MANOR AVENUE

LONDON, LEWISHAM, GREATER LONDON, SE4 1TD

£525,000

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Millmark Grove	0.2 miles
Shop	Morells	0.2 miles
Train station	Brockley	0.3 miles
University	University of Greenwich	1.5 miles
Hospital	Dental Hospital	2.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

81 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£525,000 Mar 2026

Price per m²

£6,481/m²

Local average

£461,742 (61 sales)

Street crime

986 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 31/01/2023

Expiry date: 30/01/2033

Current heating cost: £751/year

Potential heating cost: £331/year

Est. upgrade cost to C: £16,053

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

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£30)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/03/2026	£525,000	Flat	+18%	£528,705 to April 2026	View transaction
Sold	21/07/2023	£445,000	Flat	+78%	£453,165 to April 2026	View transaction
Sold	13/07/2012	£249,950	Flat	+32.2%	£437,303 to April 2026	View transaction
Sold	07/02/2005	£189,000	Flat	—	£402,582 to April 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
listed	06/02/2026	£525,000
sold	01/01/2026	£525,000
sold	01/01/2023	£445,000
sold	01/01/2012	£249,950
sold	01/01/2005	£189,000

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
76 FLAT 6 UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1ST	£460,000	21/01/2026	Flat
76 FLAT 7 UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1ST	£375,000	22/12/2025	Flat
84 GEOFFREY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1NU	£475,000	21/11/2025	Flat
WALLIS COURT, 38 FLAT 1 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1NZ	£410,000	03/10/2025	Flat
2 FLAT F WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1PB	£348,900	01/07/2025	Flat
19A MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1PE	£520,000	02/10/2024	Flat
76 FLAT 2 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TE	£395,000	18/12/2023	Flat
51 FLAT C MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD	£465,000	01/12/2023	Flat
65C UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1SY	£462,000	24/11/2023	Flat
36A BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UW	£580,000	22/11/2023	Flat
ELM HOUSE FLAT 7 ROKEBY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1DB	£365,000	14/11/2023	Flat
232 FLAT D MALPAS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1DJ	£257,500	09/11/2023	Flat
91 FLAT 4 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD	£500,000	20/10/2023	Flat
44A WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1NZ	£250,000	20/10/2023	Flat
84B UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1ST	£395,000	29/09/2023	Flat
13 FLAT 3 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1PE	£458,000	26/09/2023	Flat
GEOFFREY COURT FLAT 4 GEOFFREY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1NX	£278,000	15/09/2023	Flat
91 FLAT 3 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD	£400,000	07/08/2023	Flat
WADCROFT COURT, 55 FLAT 9 GEOFFREY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1PJ	£400,000	04/07/2023	Flat
32B BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UW	£500,000	05/04/2023	Flat

Area average: £414,720 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).

Address	Price	Beds	Type	Distance
Dalrymple Road, London, SE4 2BH	£270,000	1	Flat	0.72 mi

Capital growth trend

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

5y growth 10%

10y growth 7.3%

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

1y (index) -2.9%

5y (index) 0.2%

10y (index) 7.1%

Rental Range

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

Low £1,643/mo

Realistic £1,825/mo

Optimistic £2,008/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Vesta Road, SE4	£2,375/mo	2	0.35 miles	OpenRent
2 Bed Flat, Lewisham Way, SE14	£1,650/mo	2	0.39 miles	OpenRent

Average rent: £2,013/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £251,625

Target investor price (1%) £201,300

Gross yield 4.6%

Cost-to-rent ratio 21.7×

Monthly cashflow £-281/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.2%

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	312
Anti-social behaviour	224
Other theft	80
Shoplifting	67
Public order	65
Drugs	49
Theft from the person	48
Burglary	41
Vehicle crime	41
Robbery	22
Bicycle theft	21
Other crime	8
Possession of weapons	8
Total incidents	986

Within 1 mile during May 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
Myatt Garden Primary School	Primary	0.2 miles	Good — 17 Oct 2014
Ashmead Primary School	Primary	0.3 miles	Good — 12 Nov 2012
Lucas Vale Primary School	Primary	0.3 miles	Good — 6 Mar 2023
St Stephen's CofE Primary School	Primary	0.4 miles	Good — 21 Sep 2022
John Stainer Community Primary School	Primary	0.4 miles	Outstanding — 18 Mar 2024

FENSA

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

# 89D MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD

## Property details

- Slug: `b75e20c` (address key hash: `b75e20c0fb2da8386f2b9904b05331806b9ea98b`)
- Postcode: SE4 1TD
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 81 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £525,000 Mar 2026
- Price per m²: £6,481/m²
- Local average: £461,742 (61 sales)
- Street crime: 986 incidents within 1 mile (May 2026)

## Latest sale

- Price: £525,000
- Date: 2026-03-26
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/01/2033
- **Current heating cost:** £751/year
- **Est. upgrade cost to C:** £16,053

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- C (£15 - £30)
- E (£30)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7590-3023-4209-2677-6204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £525,000 | Flat | +18% | £528,705 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-7636-b8d0-e063-4704a8c08d98) |
| Sold | 2023-07-21 | £445,000 | Flat | +78% | £453,165 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/152ab734-3860-e651-e063-4704a8c061d9) |
| Sold | 2012-07-13 | £249,950 | Flat | +32.2% | £437,303 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a9161e1f-929d-4ee6-8aa0-0e9751d6cd8d) |
| Sold | 2005-02-07 | £189,000 | Flat | — | £402,582 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ecb4b62e-c632-440d-87c2-eb128476e34d) |

*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 |
|---------|-------|------|------|
| 89D MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £525,000 | 26/03/2026 | Flat |
| 89D MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £445,000 | 21/07/2023 | Flat |
| 89D MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £249,950 | 13/07/2012 | Flat |
| 89D MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £189,000 | 07/02/2005 | Flat |

## Historic listings

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

- Matched listing: [171948743](http://87.117.209.195:8080/listings/2df703d)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-02-06 | £525,000 |
| sold | 2026-01-01 | £525,000 |
| sold | 2023-01-01 | £445,000 |
| sold | 2012-01-01 | £249,950 |
| sold | 2005-01-01 | £189,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 76 FLAT 6 UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1ST | £460,000 | 21/01/2026 | Flat |
| 76 FLAT 7 UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1ST | £375,000 | 22/12/2025 | Flat |
| 84 GEOFFREY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1NU | £475,000 | 21/11/2025 | Flat |
| WALLIS COURT, 38 FLAT 1 WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1NZ | £410,000 | 03/10/2025 | Flat |
| 2 FLAT F WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1PB | £348,900 | 01/07/2025 | Flat |
| 19A MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1PE | £520,000 | 02/10/2024 | Flat |
| 76 FLAT 2 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TE | £395,000 | 18/12/2023 | Flat |
| 51 FLAT C MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £465,000 | 01/12/2023 | Flat |
| 65C UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1SY | £462,000 | 24/11/2023 | Flat |
| 36A BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UW | £580,000 | 22/11/2023 | Flat |
| ELM HOUSE FLAT 7 ROKEBY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1DB | £365,000 | 14/11/2023 | Flat |
| 232 FLAT D MALPAS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1DJ | £257,500 | 09/11/2023 | Flat |
| 91 FLAT 4 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £500,000 | 20/10/2023 | Flat |
| 44A WICKHAM ROAD, BROCKLEY, LONDON, LEWISHAM, GREATER LONDON, SE4 1NZ | £250,000 | 20/10/2023 | Flat |
| 84B UPPER BROCKLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1ST | £395,000 | 29/09/2023 | Flat |
| 13 FLAT 3 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1PE | £458,000 | 26/09/2023 | Flat |
| GEOFFREY COURT FLAT 4 GEOFFREY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1NX | £278,000 | 15/09/2023 | Flat |
| 91 FLAT 3 MANOR AVENUE, LONDON, LEWISHAM, GREATER LONDON, SE4 1TD | £400,000 | 07/08/2023 | Flat |
| WADCROFT COURT, 55 FLAT 9 GEOFFREY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1PJ | £400,000 | 04/07/2023 | Flat |
| 32B BREAKSPEARS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1UW | £500,000 | 05/04/2023 | Flat |

**Area average:** £414,720 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Dalrymple Road, London, SE4 2BH](http://87.117.209.195:8080/listings/914683e) | £270,000 | 1 | Flat | 0.72 mi |

## Capital growth trend

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

- **5y growth:** 10%
- **10y growth:** 7.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.9%
- **5y growth (index):** 0.2%
- **10y growth (index):** 7.1%

## Rental Range

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

- **Low:** £1,643/mo
- **Realistic:** £1,825/mo
- **Optimistic:** £2,008/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Vesta Road, SE4 | £2,375/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Lewisham Way, SE14 | £1,650/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £2,013/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £251,625
- **Target investor price (1%):** £201,300

*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 £2,013/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.7×
- **Monthly cashflow:** £-281/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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 | 312 |
| Anti-social behaviour | 224 |
| Other theft | 80 |
| Shoplifting | 67 |
| Public order | 65 |
| Drugs | 49 |
| Theft from the person | 48 |
| Burglary | 41 |
| Vehicle crime | 41 |
| Robbery | 22 |
| Bicycle theft | 21 |
| Other crime | 8 |
| Possession of weapons | 8 |
| **Total incidents** | **986** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Myatt Garden Primary School | Primary | 0.2 miles | Good — 17 Oct 2014 |
| Ashmead Primary School | Primary | 0.3 miles | Good — 12 Nov 2012 |
| Lucas Vale Primary School | Primary | 0.3 miles | Good — 6 Mar 2023 |
| St Stephen's CofE Primary School | Primary | 0.4 miles | Good — 21 Sep 2022 |
| John Stainer Community Primary School | Primary | 0.4 miles | Outstanding — 18 Mar 2024 |