Sold Semi-detached

2 LIND STREET

LONDON, GREATER LONDON SE8 4JE

3 beds 2 baths 1,281 sq ft Listed 5 Dec 2024 (-605d)

£800,000

Reduced on 17 Jul 2025

Save

# 3 bedroom semi-detached house for sale (SE8 4JE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 LIND STREET, LONDON, GREATER LONDON SE8 4JE |
| Price | £800,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: before 1900 |
| Floor area | 119 m² |
| Last sold | £810,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/03/2033
- **Current heating cost:** £1,640/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/4117-0127-8000-0916-2202)

## Description

Offers in Excess of £800,000

Beautifully presented, three double bedroom, two bathroom semi-detached Victorian home in the Conservation Area.

Certainly larger than most three bedroom houses nearby, allowing for some great size rooms and the second bathroom, with the large double reception sure to please, along with the 22' kitchen diner.

This stylish home has a lovely period feel with feature fireplaces and gorgeous stripped and polished floors a theme. There is a tremendous feeling of light and some fabulous views over Brookmill Park.

The location is ideal for good schools and an ample choice of stations including the DLR.

Tenure: Freehold

Council Tax: Lewisham Band D

## Property Photos

- ![Picture No. 15](/listings/photos/155687477/1608938) - Picture No. 15
- ![Picture No. 01](/listings/photos/155687477/1608939) - Picture No. 01
- ![Picture No. 02](/listings/photos/155687477/1608940) - Picture No. 02
- ![Picture No. 03](/listings/photos/155687477/1608941) - Picture No. 03
- ![Picture No. 04](/listings/photos/155687477/1608942) - Picture No. 04
- ![Picture No. 05](/listings/photos/155687477/1608943) - Picture No. 05
- ![Picture No. 06](/listings/photos/155687477/1608944) - Picture No. 06
- ![Picture No. 10](/listings/photos/155687477/1608945) - Picture No. 10
- ![Picture No. 22](/listings/photos/155687477/1608946) - Picture No. 22
- ![Picture No. 09](/listings/photos/155687477/1608947) - Picture No. 09
- ![Picture No. 20](/listings/photos/155687477/1608948) - Picture No. 20
- ![Picture No. 07](/listings/photos/155687477/1608949) - Picture No. 07
- ![Picture No. 18](/listings/photos/155687477/1608950) - Picture No. 18
- ![Picture No. 19](/listings/photos/155687477/1608951) - Picture No. 19
- ![Picture No. 11](/listings/photos/155687477/1608952) - Picture No. 11

## Floorplans

- ![Floorplan](/listings/photos/155687477/1608953) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/155687477/1608954) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #7275266
- **Address:** 2 Lind Street, LONDON, SE8 4JE
- **Certificate Issued:** 12/04/2010
- **Work Completed:** 12/03/2010
- **Items:** 4 window(s), 1 door(s)

### FENSA Certificate #2897181
- **Address:** 2 Lind Street, LONDON, SE8 4JE
- **Certificate Issued:** 25/07/2005
- **Work Completed:** 01/07/2005
- **Items:** 1 window(s)

### FENSA Certificate #1669535
- **Address:** 2 Lind Street, LONDON, SE8 4JE
- **Certificate Issued:** 03/05/2004
- **Work Completed:** 05/04/2004
- **Items:** 2 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 LIND STREET, LONDON, LEWISHAM, GREATER LONDON, SE8 4JE | £810,000 | 11/11/2025 | Semi-detached |
| 2 LIND STREET, LONDON, LEWISHAM, GREATER LONDON, SE8 4JE | £405,000 | 21/09/2011 | Semi-detached |
| 2 LIND STREET, LONDON, LEWISHAM, GREATER LONDON, SE8 4JE | £225,000 | 07/07/2000 | 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 |
|---------|-------|------|------|
| [Same street] 11A LIND STREET, LONDON, LEWISHAM, GREATER LONDON, SE8 4JE | £404,500 | 25/10/2023 | Flat |
| 7 CLIFF TERRACE, LONDON, LEWISHAM, GREATER LONDON, SE8 4DZ | £1,075,000 | 14/07/2022 | Semi-detached |

**Street average:** £404,500 (1 sale)
**Area average:** £1,075,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £810,000 (1 Semi-detached, SE8, 2024–2026)
- **Deviation:** -1.2%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 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, Poppyfield House, SE10 | £3,300/mo | 3 | 0.32 miles | OpenRent |

**Average rent: £3,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £412,500
- **Target investor price (1%):** £330,000

*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 £3,300/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-205/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.1%

*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).*

## Price per Square Metre

- **£/m²:** £6,723/m²

## House Price Index (HM Land Registry)

*Official index for Lewisham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 13.4%
- **10y growth (index):** 25.7%

## 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)

Picture No. 15 Picture No. 01 Picture No. 02 Picture No. 03 Picture No. 04 Picture No. 05 Picture No. 06 Picture No. 10 Picture No. 22 Picture No. 09 Picture No. 20 Picture No. 07 Picture No. 18 Picture No. 19 Picture No. 11

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Property details

Tenure

FREEHOLD

Floor area

119 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£810,000 Nov 2025

Price per m²

£6,723/m²

Local average

£810,000 (-1.2%)

Deprivation

Decile 3 (8,241 of 33,755)

Street crime

1091 incidents within 1 mile (May 2026)

Description

Offers in Excess of £800,000
Beautifully presented, three double bedroom, two bathroom semi-detached Victorian home in the Conservation Area.

Certainly larger than most three bedroom houses nearby, allowing for some great size rooms and the second bathroom, with the large double reception sure to please, along with the 22' kitchen diner.

This stylish home has a lovely period feel with feature fireplaces and gorgeous stripped and polished floors a theme. There is a tremendous feeling of light and some fabulous views over Brookmill Park.

The location is ideal for good schools and an ample choice of stations including the DLR.

Tenure: Freehold
Council Tax: Lewisham Band D

Listed by

Brockley

Dexters

Reference: 155687477

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 06/03/2023

Expiry date: 05/03/2033

Current heating cost: £1,640/year

Potential heating cost: £1,070/year

Est. upgrade cost to C: £19,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7275266

Property Details

Street: 2 Lind Street

Town: LONDON

Postcode: SE8 4JE

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 12/04/2010

Work Completed: 12/03/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #2897181

Property Details

Street: 2 Lind Street

Town: LONDON

Postcode: SE8 4JE

Installation Details

Items: 1 window

Certificate Issued: 25/07/2005

Work Completed: 01/07/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #1669535

Property Details

Street: 2 Lind Street

Town: LONDON

Postcode: SE8 4JE

Installation Details

Items: 2 windows

Certificate Issued: 03/05/2004

Work Completed: 05/04/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

260% since 2000

Event	Date	Price	% change
Sold	11/11/2025 (8 months ago)	£810,000	+100%
Sold	21/09/2011 (14 years ago)	£405,000	+80%
Sold	07/07/2000 (26 years ago)	£225,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 11A LIND STREET, LONDON, LEWISHAM, GREATER LONDON, SE8 4JE	£404,500	25/10/2023	Flat
7 CLIFF TERRACE, LONDON, LEWISHAM, GREATER LONDON, SE8 4DZ	£1,075,000	14/07/2022	Semi-detached

Street average: £404,500 (1 sale)

Area average: £1,075,000 (1 sale)

Capital growth trend

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

1y (index) 1.8%

5y (index) 13.4%

10y (index) 25.7%

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 Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE8 4JE

Nearby

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

Type	Name	Distance
Bus stop	Cranbrook Road	0.0 miles
Train station	St Johns	0.1 miles
Shop	Jeevanah's Super Store	0.2 miles
Shop	Unknown	0.2 miles
Train station	Elverson Road	0.2 miles
University	University of Greenwich	1.1 miles
University	Escape Studios	2.4 miles
Hospital	Dental Hospital	3.1 miles
Hospital	King's College Hospital Emergency Department	3.1 miles

Street-level crime

Category	Count
Violence and sexual offences	336
Anti-social behaviour	250
Other theft	83
Shoplifting	77
Public order	68
Theft from the person	65
Drugs	50
Vehicle crime	44
Burglary	40
Bicycle theft	30
Robbery	30
Possession of weapons	9
Other crime	8
Criminal damage and arson	1
Total incidents	1091

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
St Stephen's CofE Primary School	Primary	0.2 miles	Good — 21 Sep 2022
Ashmead Primary School	Primary	0.2 miles	Good — 12 Nov 2012
Morden Mount Primary School	Primary	0.3 miles	Good — 28 Nov 2023
Lucas Vale Primary School	Primary	0.3 miles	Good — 6 Mar 2023
Addey and Stanhope School	Secondary	0.4 miles	Good — 25 May 2018

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, Poppyfield House, SE10	£3,300/mo	3	0.32 miles	OpenRent

Average rent: £3,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £412,500

Target investor price (1%) £330,000

Gross yield 5%

Cost-to-rent ratio 20.2×

Monthly cashflow £-205/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.1%

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).