Sold Flat

34A

ARBUTHNOT ROAD, LONDON, GREATER LONDON SE14 5NP

1 beds 1 baths 484 sq ft Listed 10 Jul 2025 (-375d)

£425,000

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Property photo

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

45 m²

EPC rating

C

Year built

England and Wales: 2012 onwards

Last sold

£418,000 Jan 2026

Price per m²

£9,444/m²

Local average

£329,980 (+28.8%)

Deprivation

Decile 7 (20,775 of 33,755)

Street crime

923 incidents within 1 mile (May 2026)

Key features

  • Fantastic 1 bedroom flat with seperate study
  • Superb location close to a range of amenities and transport links
  • Bright and spacious open-plan reception room
  • Modern kitchen with fitted appliances
  • Generously sized double bedroom with direct access to a lovely court yard
  • Smart shower room
  • Sun soaked communal garden

Additional details

Garden
Rear garden, Back garden

Description

Set on the lower ground floor, this lovely 1 bedroom flat with study offers spacious accommodation throughout, boasting a generous double bedroom, a bright open-plan reception room/kitchen and sunny communal garden.

New Cross, Telegraph Hill and East Dulwich are where a wide selection of shops, bars and restaurants can be accessed and transport links close by include New Cross Gate, Brockley and Nunhead Station.

Please use the reference CHPK5101138 when contacting Foxtons.

Listed by

Peckham

Foxtons

Reference: 87190263

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 21/11/2024

Expiry date: 20/11/2034

Current heating cost: £260/year

Potential heating cost: £260/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £/sq. ft valuation

Floorplan area for info only, not for £/sq. ft valuation

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

Price history

23% since 2014

Event Date Price % change
Sold 07/01/2026 (6 months ago) £418,000 +9.3%
Sold 18/12/2020 (5 years ago) £382,500 +12.5%
Sold 29/08/2014 (11 years ago) £340,000 —

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
24B MUSGROVE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5PW £612,000 17/12/2025 Flat
129 FLAT 1 JERNINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NJ £497,000 17/09/2025 Flat
20B WALLBUTTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2NX £499,143 26/08/2025 Flat
4 FIRST FLOOR FLAT PEPYS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5SB £450,000 18/07/2025 Flat
88 FLAT B PEPYS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5SD £500,000 22/11/2024 Flat
97 FLAT 2 JERNINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NH £500,000 15/12/2023 Flat
Same street 65 FLAT 1 ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP £320,000 10/11/2023 Flat
24D PEPYS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5SB £425,000 11/10/2023 Flat
130 FLAT 3 JERNINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NL £595,000 21/07/2023 Flat
89A PEPYS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5SE £905,000 19/07/2023 Flat
146B ERLANGER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5TJ £505,775 27/06/2023 Flat
92B ERLANGER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5TH £480,000 13/03/2023 Flat
Same street 30C ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP £665,000 21/12/2022 Flat
26 FLAT C PEPYS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5SB £460,000 14/12/2022 Flat
15C MUSGROVE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5PP £500,000 11/11/2022 Flat
1 LOWER FLOOR MUSGROVE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5PP £660,000 27/10/2022 Flat
23B VESTA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2NJ £425,000 25/10/2022 Flat
63B JERNINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NH £660,000 07/10/2022 Flat
48 FLAT 2 JERNINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NW £510,000 07/10/2022 Flat
91D PEPYS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5SE £528,000 03/10/2022 Flat
9A SANDBOURNE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 2NP £578,500 27/09/2022 Flat
HARNEY COURT FLAT 1 OMMANEY ROAD, NEW CROSS, LONDON, LEWISHAM, GREATER LONDON, SE14 5NR £330,000 21/09/2022 Flat
Same street 61 ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP £1,675,000 18/08/2022 Terraced
Same street 87 ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP £1,775,000 28/04/2022 Semi-detached

Street average: £1,108,750 (4 sales)

Area average: £531,021 (20 sales)

Capital growth trend

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

5y growth -23.7%
10y growth -5.4%

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

1y (index) -2.9%
5y (index) 0.2%
10y (index) 7.1%

Rental Range

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

Low £1,639/mo
Realistic £1,821/mo
Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Stevenage & North Herts: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE14 5NP

Nearby

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

Type Name Distance
Bus stop Arbuthnot Road 0.1 miles
Bus stop Ommaney Road 0.1 miles
Shop TT Nails Boutique 0.3 miles
Shop UK Electronics Repair Centre 0.3 miles
Train station New Cross Gate 0.4 miles
Train station Nunhead 0.5 miles
University University of Greenwich 1.8 miles
Hospital Dental Hospital 2.1 miles
Hospital King's College Hospital Emergency Department 2.1 miles
University Northeastern University London 2.8 miles

Street-level crime

Category Count
Violence and sexual offences 260
Anti-social behaviour 230
Other theft 84
Theft from the person 62
Vehicle crime 60
Shoplifting 46
Drugs 41
Burglary 35
Public order 33
Robbery 30
Bicycle theft 22
Possession of weapons 11
Other crime 8
Criminal damage and arson 1
Total incidents 923

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
Haberdashers' Hatcham College Secondary 0.2 miles Good — 25 Mar 2019
Haberdashers' Hatcham Free School Primary 0.2 miles Outstanding — 11 Sep 2015
Edmund Waller Primary School Primary 0.2 miles Good — 25 Mar 2014
St James's Hatcham Church of England Primary School Primary 0.4 miles Good — 5 Dec 2012
Goldsmiths College, University of London Other 0.4 miles — (No rating)

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
1 Bed Flat, New Cross Gate, SE14 £1,800/mo 1 0.2 miles OpenRent
1 Bed Flat, Shardeloes Road, SE14 £1,750/mo 1 0.32 miles OpenRent

Average rent: £1,775/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%
Max investor price (0.8%) £221,875
Target investor price (1%) £177,500
Gross yield 5%
Cost-to-rent ratio 20×
Monthly cashflow £-101/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -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).