# 5 bedroom semi-detached house for sale (SE2 0RX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 WEST HEATH ROAD, LONDON, GREATER LONDON SE2 0RX |
| Price | £600,000 |
| Bathrooms | 1 |
| Last sold | £575,000 Nov 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/07/2027
- **Est. upgrade cost to C:** £21,605

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£105)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8563-7923-5100-7233-8996)

## Description

The Property

A well presented five bedroom, two reception room Semi Detached Victorian family home, with off street parking and a open plan kitchen & breakfast room located in a desirable road on the upper Abbey Wood and Bexleyheath borders.

Living accommodation in our opinion is of a good size throughout and benefits include a family bath/shower room, separate toilet on the first floor,  en-suite bathroom to the master bedroom on the top floor  And a games room located in the basement.

There is original exposed brickwork at the front, bay windows and several period fireplaces throughout the house. Externally the property boasts a beautiful rear garden with a patio area perfect for entertaining guests during those lovely summer evenings

This Property is situated less than a mile from Abbey Wood Train Station where the highly anticipated Cross Rail Elizabeth Line is due to arrive in 2018. The local area has large expanses of woodland, open space, shops, primary schools, bus routes to major hubs and schools and many more local amenities.

## Property Photos

- ![Front View](/listings/photos/49234749/1314566) - Front View
- ![Living Room](/listings/photos/49234749/1314567) - Living Room
- ![Dining Area](/listings/photos/49234749/1314568) - Dining Area
- ![Breakfast Room](/listings/photos/49234749/1314569) - Breakfast Room
- ![Kitchen](/listings/photos/49234749/1314570) - Kitchen
- ![Kitchen](/listings/photos/49234749/1314571) - Kitchen
- ![Bedroom](/listings/photos/49234749/1314572) - Bedroom
- ![Bedroom](/listings/photos/49234749/1314573) - Bedroom
- ![Family Bathroom](/listings/photos/49234749/1314574) - Family Bathroom
- ![Master Bedroom](/listings/photos/49234749/1314575) - Master Bedroom
- ![Master Bedroom](/listings/photos/49234749/1314576) - Master Bedroom
- ![En-suite](/listings/photos/49234749/1314577) - En-suite
- ![Garden](/listings/photos/49234749/1314578) - Garden
- ![Pond](/listings/photos/49234749/1314580) - Pond
- ![Garden](/listings/photos/49234749/1314588) - Garden
- ![Games Room](/listings/photos/49234749/1314595) - Games Room

## Floorplans

- ![Floorplan 1](/listings/photos/49234749/1314598) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/49234749/1314601) - epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 WEST HEATH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0RX | £575,000 | 30/11/2017 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 79 AMBERLEY ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0SG | £360,000 | 14/01/2026 | Semi-detached |
| 33 CANBERRA ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5SQ | £510,000 | 01/12/2025 | Semi-detached |
| 280 WOOLWICH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0PU | £475,000 | 01/12/2025 | Semi-detached |
| 98 AMBERLEY ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0SF | £450,000 | 18/08/2025 | Semi-detached |
| [Same street] CHATTENDENE, 46 FLAT 2 WEST HEATH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0RX | £223,200 | 20/06/2025 | Flat |
| 27 GLENVIEW, LONDON, BEXLEY, GREATER LONDON, SE2 0SA | £480,000 | 18/03/2025 | Semi-detached |
| 33 MARLEY AVENUE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5RU | £575,000 | 20/02/2025 | Semi-detached |
| [Same street] 28 WEST HEATH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0RX | £409,000 | 08/12/2023 | Semi-detached |
| 195 WOOLWICH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0PY | £450,000 | 18/08/2023 | Semi-detached |
| 18 LESSNESS AVENUE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5SJ | £465,000 | 23/06/2023 | Semi-detached |
| [Same street] 38 WEST HEATH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0RX | £294,000 | 05/05/2023 | Flat |
| [Same street] 42 WEST HEATH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0RX | £275,000 | 17/04/2023 | Flat |
| 14 MARLEY AVENUE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5RU | £237,500 | 31/03/2023 | Semi-detached |
| 316 WOOLWICH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0PU | £565,000 | 09/12/2022 | Semi-detached |
| 21 HARVEL CRESCENT, LONDON, BEXLEY, GREATER LONDON, SE2 0PT | £276,000 | 01/11/2022 | Semi-detached |
| 5 MARLEY AVENUE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5RU | £665,000 | 21/10/2022 | Semi-detached |
| 47 CANBERRA ROAD, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5SQ | £485,000 | 16/09/2022 | Semi-detached |
| 1 POWYS CLOSE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5RR | £325,000 | 15/07/2022 | Semi-detached |
| 11 HEATH AVENUE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5RT | £411,000 | 08/06/2022 | Semi-detached |
| [Same street] CHATTENDENE, 46 FLAT 1 WEST HEATH ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0RX | £235,000 | 25/05/2022 | Flat |
| 15 MARLEY AVENUE, BEXLEYHEATH, BEXLEY, GREATER LONDON, DA7 5RU | £420,000 | 13/05/2022 | Semi-detached |
| 3 AMBERLEY ROAD, LONDON, BEXLEY, GREATER LONDON, SE2 0SG | £370,000 | 21/12/2021 | Semi-detached |
| 85 NEW ROAD, ABBEY WOOD, LONDON, BEXLEY, GREATER LONDON, SE2 0PN | £575,000 | 30/09/2021 | Semi-detached |

**Street average:** £287,240 (5 sales)
**Area average:** £449,694 (18 sales)

## Price vs local average

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

- **Local average:** £464,545 (11 Semi-detached, SE2, 2024–2026)
- **Deviation:** +29.2%

## Rental Range

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

- **Low:** £1,375/mo
- **Realistic:** £1,528/mo
- **Optimistic:** £1,681/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Woolwich Road, DA17 | £950/mo | 1 | 0.81 miles | OpenRent |
| Studio Flat, Woolwich Road, DA17 | £900/mo | 1 | 0.81 miles | OpenRent |
| 1 Bed End Terrace, Halifield Drive, DA17 | £1,500/mo | 1 | 0.9 miles | OpenRent |

**Average rent: £1,117/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 1.9%
- **Cost-to-rent:** 52.6×
- **Monthly cashflow:** £-1,533/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.6%

*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:** £3,243/m²

## Capital growth trend

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

- **5y growth:** 15.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.9%
- **5y growth (index):** 15.9%
- **10y growth (index):** 35.6%

## 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)