# 33 ENNERSDALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 6JE

## Property details

- Slug: `cf2944b` (address key hash: `cf2944bf5bc4593e7764c00f12e6f8ee30bab30f`)
- Postcode: SE13 6JE
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 154 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £820,000 Apr 2026
- Price per m²: £5,325/m²
- Local average: £806,975 (51 sales)
- Street crime: 1061 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £820,000
- Date: 2026-04-28
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/09/2035
- **Current heating cost:** £2,093/year
- **Est. upgrade cost to C:** £25,985

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6235-0921-5500-0002-4226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-28 | £820,000 | Terraced | — | £816,139 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-bcd0-8052-e063-4804a8c06ee4) |

*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 ENNERSDALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 6JE | £820,000 | 28/04/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 PASCOE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5JE | £765,000 | 20/02/2026 | Terraced |
| 57 KNOWLES HILL CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE13 6DT | £650,000 | 25/06/2025 | Terraced |
| 122 COURTHILL ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 6DR | £250,000 | 31/10/2024 | Terraced |
| 64 ENNERSDALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5JD | £706,400 | 13/09/2024 | Terraced |
| 42 NIGHTINGALE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE13 6DY | £447,500 | 01/08/2023 | Terraced |
| 52 KNOWLES HILL CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE13 6DS | £507,000 | 31/07/2023 | Terraced |
| 144 COURTHILL ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 6DR | £775,000 | 27/07/2023 | Terraced |
| 130 COURTHILL ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 6DR | £630,000 | 27/04/2023 | Terraced |
| 42 KNOWLES HILL CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE13 6DS | £280,000 | 06/12/2022 | Terraced |
| 1 SHIPTON MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 6EQ | £450,000 | 26/10/2022 | Terraced |
| 4 MITRE MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 6FA | £790,000 | 26/08/2022 | Terraced |
| 1 ARLINGTON MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 6AX | £297,500 | 23/08/2022 | Terraced |
| 1 MITRE MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 6FA | £500,000 | 05/08/2022 | Terraced |
| 4 ARLINGTON MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 6AX | £210,000 | 24/06/2022 | Terraced |
| 3 PASCOE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5JE | £695,000 | 21/06/2022 | Terraced |
| 21 NIGHTINGALE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE13 6EY | £590,000 | 10/06/2022 | Terraced |
| 47 ENNERSDALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 6JE | £670,000 | 16/05/2022 | Terraced |
| 34 NIGHTINGALE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE13 6DY | £655,000 | 06/05/2022 | Terraced |
| 15 NIGHTINGALE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE13 6EY | £202,500 | 27/04/2022 | Terraced |
| 2 MITRE MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 6FA | £875,000 | 24/03/2022 | Terraced |

**Area average:** £547,295 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Dacre Park, London](http://87.117.209.195:8080/listings/8f0b367) | £1,850,000 | 4 | Terraced | 0.68 mi |

## Capital growth trend

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

- **5y growth:** 25%
- **10y growth:** 73.5%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Terraced series; as of July 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 17.7%
- **10y growth (index):** 23.5%

## Rental Range

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

- **Low:** £1,649/mo
- **Realistic:** £1,832/mo
- **Optimistic:** £2,015/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Hither Green Lane, SE13 | £2,556/mo | 3 | 0.1 miles | OpenRent |
| 1 Bed Flat, Hither Green Lane, SE13 | £1,575/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, Radford Road, SE13 | £1,685/mo | 1 | 0.19 miles | OpenRent |
| 2 Bed Flat, Slaithwaite Road, SE13 | £1,950/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Springbank Road, SE13 | £1,999/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Longbridge Way, SE13 | £1,650/mo | 2 | 0.35 miles | OpenRent |
| Studio Flat, Springbank Road, SE13 | £1,100/mo | 1 | 0.39 miles | OpenRent |

**Average rent: £1,788/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £210,625
- **Target investor price (1%):** £168,500

*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 £1,685/mo).*

- **Gross yield:** 2.5%
- **Cost-to-rent:** 40.6×
- **Monthly cashflow:** £-1,738/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.8%

*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 | 321 |
| Anti-social behaviour | 224 |
| Shoplifting | 108 |
| Other theft | 70 |
| Public order | 69 |
| Vehicle crime | 64 |
| Drugs | 52 |
| Burglary | 42 |
| Robbery | 40 |
| Theft from the person | 35 |
| Bicycle theft | 13 |
| Possession of weapons | 13 |
| Other crime | 10 |
| **Total incidents** | **1061** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Brindishe Green School | Primary | 0.2 miles | Good — 26 Nov 2023 |
| Brindishe Manor School | Primary | 0.4 miles | Outstanding — 26 Jun 2024 |
| St Mary's Lewisham Church of England Primary School | Primary | 0.4 miles | Good — 25 Jan 2022 |
| St Saviour's Catholic Primary School | Primary | 0.5 miles | Good — 7 Sep 2011 |
| Trinity Church of England School, Lewisham | Other | 0.6 miles | Good — 29 Nov 2016 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15710562
- **Address:** 33 Ennersdale Road, LONDON, SE13 6JE
- **Certificate Issued:** 09/04/2023
- **Work Completed:** 31/03/2023
- **Items:** 8 window(s), 1 door(s)