# 19 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND

## Property details

- Slug: `ee80689` (address key hash: `ee8068968c90f7e95cdaaad6f2f081a0f5277016`)
- Postcode: SE28 8ND
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 38 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £252,000 Feb 2026
- Price per m²: £6,632/m²
- Local average: £377,194 (34 sales)
- Street crime: 281 incidents within 1 mile (May 2026)

## Latest sale

- Price: £252,000
- Date: 2026-02-16
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 06/03/2032
- **Current heating cost:** £275/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- 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/5315-3082-4002-0207-2106)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-16 | £252,000 | Terraced | +500% | £254,811 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-9cda-8922-e063-4804a8c094d0) |
| Sold | 1999-05-11 | £42,000 | Terraced | — | £214,738 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9d-ceda-cdc8-e050-a8c063054829) |

*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 |
|---------|-------|------|------|
| 19 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £252,000 | 16/02/2026 | Terraced |
| 19 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £42,000 | 11/05/1999 | Terraced |

## Historic listings

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

- Matched listing: [166839542](http://87.117.209.195:8080/listings/169a737)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £252,000 |
| listed | 2025-09-10 | £249,995 |
| sold | 2005-01-01 | £113,000 |
| sold | 2003-01-01 | £109,995 |
| sold | 2002-01-01 | £74,000 |
| sold | 1999-01-01 | £42,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 MANORDENE ROAD, LONDON, BEXLEY, GREATER LONDON, SE28 8ET | £370,000 | 28/11/2025 | Terraced |
| 40 SURLINGHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8NE | £327,500 | 27/11/2025 | Terraced |
| 43 KINGFISHER CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ES | £465,000 | 21/11/2025 | Terraced |
| 51 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £328,111 | 06/06/2025 | Terraced |
| 8 CROWDEN WAY, LONDON, BEXLEY, GREATER LONDON, SE28 8HE | £450,000 | 09/11/2023 | Terraced |
| 4 FIELDFARE ROAD, LONDON, BEXLEY, GREATER LONDON, SE28 8HS | £380,000 | 09/10/2023 | Terraced |
| 73 MANORDENE ROAD, LONDON, BEXLEY, GREATER LONDON, SE28 8EU | £368,000 | 28/09/2023 | Terraced |
| 17 MANOR CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8EY | £377,000 | 18/08/2023 | Terraced |
| 14 KINDER CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8HG | £380,000 | 02/08/2023 | Terraced |
| 10 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £270,000 | 27/07/2023 | Terraced |
| 46 SURLINGHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8NE | £210,000 | 26/07/2023 | Terraced |
| 61 FIELDFARE ROAD, LONDON, BEXLEY, GREATER LONDON, SE28 8HR | £450,000 | 02/06/2023 | Terraced |
| 51 HALDANE ROAD, LONDON, BEXLEY, GREATER LONDON, SE28 8NQ | £255,000 | 02/05/2023 | Terraced |
| 39 EASTGATE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8PJ | £180,000 | 02/05/2023 | Terraced |
| 50 BLEDLOW CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8HF | £380,000 | 30/03/2023 | Terraced |
| 41 SURLINGHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8NE | £295,000 | 10/03/2023 | Terraced |
| 22 SURLINGHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8NE | £285,000 | 28/02/2023 | Terraced |
| 18 GLENDALE WAY, LONDON, BEXLEY, GREATER LONDON, SE28 8HA | £297,432 | 22/12/2022 | Terraced |
| 25 KINGFISHER CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ES | £300,000 | 21/12/2022 | Terraced |
| 19 MANORDENE ROAD, LONDON, BEXLEY, GREATER LONDON, SE28 8EW | £285,000 | 30/09/2022 | Terraced |

**Area average:** £332,652 (20 sales)

## Capital growth trend

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

- **5y growth:** 13.5%
- **10y growth:** 31.8%

## House Price Index (HM Land Registry)

*Official index for Bexley; Terraced series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 14.7%
- **10y growth (index):** 34.7%

## Rental Range

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

- **Low:** £1,375/mo
- **Realistic:** £1,528/mo
- **Optimistic:** £1,681/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (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 Terraced House, Kingfisher Close, SE28 | £1,700/mo | 2 | 0.08 miles | OpenRent |
| 2 Bed Maisonette, Haldane Road, SE28 | £1,600/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Voyagers Close, SE28 | £1,700/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Voyagers Close, SE28 | £1,700/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Poplar Place, SE28 | £1,900/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Greenhaven Drive, SE28 | £1,850/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £1,742/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.67% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.4×
- **Monthly cashflow:** £513/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.4%

*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 | 95 |
| Anti-social behaviour | 66 |
| Vehicle crime | 27 |
| Other theft | 21 |
| Drugs | 16 |
| Public order | 16 |
| Robbery | 8 |
| Theft from the person | 8 |
| Other crime | 7 |
| Burglary | 6 |
| Possession of weapons | 6 |
| Shoplifting | 5 |
| **Total incidents** | **281** |

*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 |
|------|------|----------|--------|
| Jubilee Primary School | Primary | 0.2 miles | Good — 10 May 2022 |
| Castilion Primary School | Primary | 0.3 miles | Requires improvement — 2 Jul 2023 |
| Bishop John Robinson Church of England Primary School | Primary | 0.3 miles | Good — 27 Nov 2014 |
| Windrush Thamesmead Primary School | Primary | 0.5 miles | Outstanding — 24 Sep 2024 |
| Linton Mead Primary School | Primary | 0.5 miles | Good — 16 Jan 2023 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #14953860
- **Address:** 19 Walsham Close, LONDON, SE28 8ND
- **Certificate Issued:** 19/12/2021
- **Work Completed:** 01/12/2021
- **Items:** 1 door(s)

### FENSA Certificate #483168
- **Address:** 19 WALSHAM CLOSE, THAMESMEAD, SE28 8ND
- **Certificate Issued:** 28/02/2003
- **Work Completed:** 13/01/2003
- **Items:** 5 window(s)