# 1 bedroom flat for sale (SE14 5NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34A, ARBUTHNOT ROAD, LONDON, GREATER LONDON SE14 5NP |
| Price | £425,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 45 m² |
| Last sold | £418,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/11/2034
- **Current heating cost:** £260/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1921-2193-0687-9095-0423)

## 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.

## Property Photos

- ![Photo](/listings/photos/87190263/1196878)
- ![Photo](/listings/photos/87190263/1196879)
- ![Photo](/listings/photos/87190263/1196880)
- ![Photo](/listings/photos/87190263/1196881)
- ![Photo](/listings/photos/87190263/1196882)
- ![Photo](/listings/photos/87190263/1196883)
- ![Photo](/listings/photos/87190263/1196884)
- ![Photo](/listings/photos/87190263/1196885)
- ![Photo](/listings/photos/87190263/1196886)
- ![Photo](/listings/photos/87190263/1196887)
- ![Photo](/listings/photos/87190263/1196888)
- ![Photo](/listings/photos/87190263/1196889)
- ![Photo](/listings/photos/87190263/1196890)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/87190263/1196891) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/87190263/1196892) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/87190263/1196893) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34A ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP | £418,000 | 07/01/2026 | Flat |
| 34A ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP | £382,500 | 18/12/2020 | Flat |
| 34A ARBUTHNOT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 5NP | £340,000 | 29/08/2014 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £326,033 (38 Flat, SE14, 2024–2026)
- **Deviation:** +30.4%

## Rental Range

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

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

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 1 Bed Flat, Shardeloes Road, SE14 | £1,750/mo | 1 | 0.32 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-124/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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:** £9,444/m²

## Capital growth trend

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

- **5y growth:** -24.6%
- **10y growth:** -10%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.9%
- **5y growth (index):** 0.2%
- **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)