# 2 bedroom flat for sale (SE26 5NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 72A, NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £477,000 Dec 2024 |

## 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

## Property Photos

- ![Lounge](/listings/photos/128281070/617393) - Lounge
- ![Kitchen](/listings/photos/128281070/617399) - Kitchen
- ![Picture No. 03](/listings/photos/128281070/617408) - Picture No. 03
- ![Master Bedroom](/listings/photos/128281070/617410) - Master Bedroom
- ![Second Bedroom](/listings/photos/128281070/617411) - Second Bedroom
- ![Bathroom](/listings/photos/128281070/617416) - Bathroom
- ![Master Bedroom](/listings/photos/128281070/617417) - Master Bedroom
- ![Picture No. 04](/listings/photos/128281070/617418) - Picture No. 04
- ![Picture No. 06](/listings/photos/128281070/617419) - Picture No. 06
- ![Picture No. 09](/listings/photos/128281070/617428) - Picture No. 09
- ![Picture No. 14](/listings/photos/128281070/617430) - Picture No. 14
- ![Picture No. 16](/listings/photos/128281070/617431) - Picture No. 16
- ![Picture No. 18](/listings/photos/128281070/617434) - Picture No. 18
- ![Picture No. 15](/listings/photos/128281070/617436) - Picture No. 15
- ![Picture No. 19](/listings/photos/128281070/617441) - Picture No. 19
- ![Picture No. 12](/listings/photos/128281070/617442) - Picture No. 12
- ![Picture No. 11](/listings/photos/128281070/617449) - Picture No. 11
- ![External](/listings/photos/128281070/617451) - External

## Floorplans

- ![Floorplan](/listings/photos/128281070/617454) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/128281070/617456) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £477,000 | 13/12/2024 | Flat |
| 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £432,000 | 10/03/2017 | Flat |
| 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £250,000 | 26/06/2013 | Flat |

## Sold Comparables

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

| 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 |
| 29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN | £292,000 | 04/11/2022 | Flat |
| 84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD | £540,000 | 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)

## Price vs local average

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

- **Local average:** £382,634 (56 Flat, SE26, 2024–2026)
- **Deviation:** +24.1%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £84/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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).*

## Capital growth trend

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

- **5y growth:** -1.3%
- **10y growth:** 3.3%

## House Price Index (HM Land Registry)

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

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

## 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)