Sold Flat

72A

NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE

2 beds 1 baths 926 sq ft Listed 21 Oct 2022 (-1331d)

£475,000

Offers in Excess of

Reduced on 22 Nov 2022

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Lounge

Lounge Kitchen Picture No. 03 Master Bedroom Second Bedroom Bathroom Master Bedroom Picture No. 04 Picture No. 06 Picture No. 09 Picture No. 14 Picture No. 16 Picture No. 18 Picture No. 15 Picture No. 19 Picture No. 12 Picture No. 11 External

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Property details

Tenure

LEASEHOLD

Floor area

86 m²

Council tax band

C

EPC rating

C

Year built

England and Wales: 1900-1929

Last sold

£477,000 Dec 2024

Price per m²

£5,523/m²

Local average

£382,634 (+24.1%)

Deprivation

Decile 5 (13,684 of 33,755)

Street crime

480 incidents within 1 mile (Apr 2026)

Key features

  • Two Double Bedrooms
  • Period Conversion Maisonette
  • Chain Free
  • 18' x 13'' Master Bedroom
  • Leasehold
  • First Floor
  • Residents Parking
  • Secluded Communal Garden
  • Double Glazing
  • Integrated Appliances

Additional details

Parking
Yes
Garden
Yes

Description

Attractive first floor period conversion maisonette offered chain free with two double bedrooms, huge 18' master bedroom, located in between Sydenham and Penge East Station. This airy and immaculate property is filled with natural light and high ceilings, residents parking, private section of garden double glazing, and integrated appliances set within a highly desirable location, conveniently located for local high street shops and amenities, Alexandra Recreation Ground and the award winning Mayow Park

Exterior
Communal garden, mainly laid to lawn and residents parking

Key Terms
Double glazing
Central heating
First floor
Chain free
Leasehold
Integrated appliances
18' x 13'' Bedroom
Attractive period building
Ideal for Sydenham Station
Conveniently located for local high street shops and amenities, Alexandra Recreation Ground and the award winning Mayow Park

Listed by

Sydenham

Robinson Jackson

Reference: 128281070

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 17/08/2016

Expiry date: 16/08/2026

Current heating cost: £460/year

Potential heating cost: £253/year

Est. upgrade cost to C: £9,025

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Low energy lighting for all fixed outlets (£25)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

91% since 2013

Event Date Price % change
Sold 13/12/2024 (1 year ago) £477,000 +10.4%
Sold 10/03/2017 (9 years ago) £432,000 +72.8%
Sold 26/06/2013 (12 years ago) £250,000 —

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
54 FLAT A SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5QF £311,500 05/12/2025 Flat
44 TOP FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY £380,500 03/11/2025 Flat
77A WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £617,500 11/07/2025 Flat
88 FLAT B NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NB £300,000 12/02/2025 Flat
Same street 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £390,000 21/10/2024 Flat
Same street 68A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £881,000 19/03/2024 Semi-detached
96C WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ £525,000 18/10/2023 Flat
78C VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £369,000 07/07/2023 Flat
7 BASEMENT FLAT VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EQ £463,000 16/06/2023 Flat
68 FLAT 1 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £364,550 09/06/2023 Flat
Same street 74 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £365,000 31/03/2023 Flat
Same street 54D NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £240,000 03/03/2023 Flat
44G NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5NF £420,000 27/02/2023 Flat
47 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN £450,000 24/02/2023 Flat
12A TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £435,000 15/12/2022 Flat
THE FIRS, 43 FLAT 14 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EH £322,000 24/11/2022 Flat
18 TARRAGON GROVE, LONDON, BROMLEY, GREATER LONDON, SE26 5ND £259,000 07/11/2022 Flat
84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD £540,000 04/11/2022 Flat
29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN £292,000 04/11/2022 Flat
44 GROUND FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY £575,000 14/10/2022 Flat
Same street 46 FLAT 5 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £352,500 30/09/2022 Flat
33 FLAT B TANNSFELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DQ £525,000 29/09/2022 Flat
73 THE GROUND FLOOR FLAT AT WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £535,000 29/09/2022 Flat
2 - 4 FLAT 10 TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £490,000 09/09/2022 Flat
143 FLAT C VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HU £425,000 09/08/2022 Flat
Same street 58 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £1,120,000 01/08/2022 Semi-detached
Same street 72 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £650,000 28/01/2022 Flat
Same street 76C NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £440,000 26/11/2021 Flat
Same street 46 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £20,000 10/09/2021 Other

Street average: £495,389 (9 sales)

Area average: £429,953 (20 sales)

Capital growth trend

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

5y growth -1.3%
10y growth 3.3%

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

1y (index) -3.3%
5y (index) -1.3%
10y (index) 7.1%

Rental Range

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

Low £1,634/mo
Realistic £1,816/mo
Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE26 5NE

Nearby

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

Type Name Distance
Bus stop Studland Road 0.1 miles
Shop Sunlight Furniture 0.2 miles
Shop Stationery Box 0.2 miles
Train station Penge East 0.3 miles
Train station Sydenham 0.3 miles
Hospital Sloane Hospital 2.3 miles
Hospital British Home & Hospital for Incurables 2.4 miles
University University of Greenwich 4.5 miles
University University of Wales Trinity Saint David London Campus 4.6 miles

Street-level crime

Category Count
Violence and sexual offences 113
Anti-social behaviour 98
Vehicle crime 60
Shoplifting 50
Criminal damage and arson 39
Other theft 30
Public order 24
Robbery 18
Burglary 17
Theft from the person 12
Drugs 10
Other crime 4
Possession of weapons 3
Bicycle theft 2
Total incidents 480

Within 1 mile during Apr 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
Alexandra Junior School Primary 0.3 miles Good — 6 Dec 2012
Our Lady and St Philip Neri Catholic Primary School Primary 0.5 miles Good — 2 Mar 2015
St Bartholomews's Church of England Primary School Primary 0.6 miles Good — 28 Sep 2023
St Michael's Church of England Primary School Primary 0.6 miles Good — 15 Jun 2011
Harris Primary Academy Crystal Palace Primary 0.6 miles Good — 21 May 2015

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, Newlands Park, SE26 £2,200/mo 2 0.04 miles OpenRent
2 Bed Flat, Bayes Close, SE26 £1,700/mo 2 0.24 miles OpenRent
2 Bed Terraced House, Niederwald Road, SE26 £2,500/mo 2 0.57 miles OpenRent

Average rent: £2,133/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.3% gross yield avg £493,550 sale, £2,200/mo rent
Rent ratio 0.46%
Max investor price (0.8%) £275,000
Target investor price (1%) £220,000
Gross yield 5.6%
Cost-to-rent ratio 18×
Monthly cashflow £84/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 0.7%
  • This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
  • 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).