# GRAHAM COURT, 7 FLAT 12 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX

## Property details

- Slug: `cb1734f` (address key hash: `cb1734f49feb5df392cb693fae89da45e6219fcc`)
- Postcode: SE14 5RX
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £195,000 Apr 2026
- Local average: £329,801 (44 sales)
- Street crime: 1112 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £195,000
- Date: 2026-04-28
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-28 | £195,000 | Flat | -8% | £195,782 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-75ac-b8d0-e063-4704a8c08d98) |
| Sold | 2015-04-30 | £212,000 | Flat | 0% | £266,529 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/e569bab7-5143-4cd3-8ae5-437d41924b59) |
| Sold | 2015-04-30 | £212,000 | Flat | — | £266,529 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/a303bbec-cb93-4e75-9179-b7667b5f53ff) |

*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 |
|---------|-------|------|------|
| GRAHAM COURT, 7 FLAT 12 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX | £195,000 | 28/04/2026 | Flat |
| GRAHAM COURT, 7 FLAT 12 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX | £212,000 | 30/04/2015 | Flat |
| GRAHAM COURT, 7 FLAT 12 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX | £212,000 | 30/04/2015 | Flat |

## Historic listings

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

- Matched listing: [169540166](http://87.117.209.195:8080/listings/5c75e13)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £195,000 |
| listed | 2025-11-20 | £185,000 |
| sold | 2015-01-01 | £212,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| VERONA COURT, 5 FLAT 3 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX | £195,000 | 04/12/2025 | Flat |
| STUNELL HOUSE FLAT 5 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XD | £165,000 | 17/10/2025 | Flat |
| THOMPSON HOUSE FLAT 8 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XB | £215,000 | 19/09/2025 | Flat |
| CONNELL COURT, 13 FLAT 7 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RZ | £260,000 | 11/07/2025 | Flat |
| BARNES HOUSE FLAT 11 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XH | £350,000 | 27/06/2025 | Flat |
| HIND HOUSE, 4 FLAT 11 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RU | £171,000 | 27/06/2025 | Flat |
| DALTON HOUSE FLAT 16 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XF | £335,000 | 23/06/2025 | Flat |
| 11 COLD BLOW LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RB | £298,500 | 19/03/2025 | Flat |
| STUNELL HOUSE FLAT 10 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XD | £245,000 | 19/12/2023 | Flat |
| BRYCE HOUSE FLAT 20 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XG | £160,000 | 15/12/2023 | Flat |
| VERONA COURT, 5 FLAT 2 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX | £148,000 | 13/10/2023 | Flat |
| 57 BRIDGE MEADOWS, LONDON, LEWISHAM, GREATER LONDON, SE14 5SX | £240,000 | 28/07/2023 | Flat |
| OLIVE TREE HOUSE, 16 FLAT 11 SHARRATT STREET, LONDON, LEWISHAM, GREATER LONDON, SE15 1EZ | £245,000 | 30/05/2023 | Flat |
| HENDERSON COURT, 6 FLAT 5 MYERS LANE, LONDON, LEWISHAM, GREATER LONDON, SE14 5RX | £290,000 | 03/05/2023 | Flat |
| 24 BRIDGE MEADOWS, LONDON, LEWISHAM, GREATER LONDON, SE14 5SU | £225,000 | 09/03/2023 | Flat |
| TARPLETT HOUSE FLAT 20 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XD | £260,000 | 14/02/2023 | Flat |
| CAMBER HOUSE, 1 FLAT 14 LOVELINCH CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE15 1ET | £250,000 | 13/01/2023 | Flat |
| BARNES HOUSE FLAT 2 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XH | £248,000 | 22/12/2022 | Flat |
| BRYCE HOUSE FLAT 24 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XG | £240,000 | 30/11/2022 | Flat |
| DALTON HOUSE FLAT 9 JOHN WILLIAMS CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE14 5XF | £275,000 | 07/11/2022 | Flat |

**Area average:** £240,775 (20 sales)

## Capital growth trend

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

- **5y growth:** 15.8%
- **10y growth:** -11.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.8%
- **5y growth (index):** 3%
- **10y growth (index):** 5.9%

## Rental Range

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

- **Low:** £1,645/mo
- **Realistic:** £1,828/mo
- **Optimistic:** £2,011/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 |
|------|------|------|------|------|
| 1 Bed Flat, Vista Heights, SE15 | £2,000/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Inwen Court, SE8 | £1,600/mo | 1 | 0.48 miles | OpenRent |

**Average rent: £1,800/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 11.1%
- **Cost-to-rent:** 9×
- **Monthly cashflow:** £827/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.6%

*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 | 317 |
| Anti-social behaviour | 220 |
| Theft from the person | 116 |
| Other theft | 76 |
| Shoplifting | 63 |
| Public order | 62 |
| Burglary | 61 |
| Vehicle crime | 57 |
| Drugs | 44 |
| Robbery | 44 |
| Bicycle theft | 28 |
| Other crime | 13 |
| Possession of weapons | 9 |
| Criminal damage and arson | 2 |
| **Total incidents** | **1112** |

*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 |
|------|------|----------|--------|
| Haberdashers' Hatcham Primary | Primary | 0.2 miles | Good — 24 Jan 2024 |
| Ilderton Primary School | Primary | 0.3 miles | Outstanding — 9 Jul 2015 |
| Twin Oaks Primary School | Primary | 0.3 miles | Good — 2 Mar 2022 |
| Pilgrims' Way Primary School | Primary | 0.4 miles | Good — 7 Sep 2015 |
| Kender Primary School | Primary | 0.6 miles | Good — 23 May 2016 |