# 3 bedroom terraced house for sale (SE2 0EP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 104 BASILDON ROAD, LONDON, LONDON, GREATER LONDON SE2 0EP |
| Price | £465,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 83 m² |
| Last sold | £177,000 Jul 2004 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/05/2036
- **Current heating cost:** £806/year
- **Est. upgrade cost to C:** £31,488

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- E (£450 - £525)
- O3 (£4,500 - £6,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2321-3062-7205-7356-7200)

## Description

A much-loved and thoughtfully maintained family home, offering bright and spacious accommodation.  The property provides a warm and welcoming atmosphere throughout and presents an excellent opportunity for families, first-time buyers and investors alike.

The ground floor comprises a reception room, perfect for relaxing or entertaining guests, alongside an open-plan kitchen/diner. The kitchen/dining area offers ample space for family meals and social gatherings, with direct access to the rear garden, creating an ideal indoor/outdoor flow.

To the rear, the property benefits from a low-maintenance private garden, providing an enjoyable outdoor space for entertaining, children's play or simply unwinding.

The first floor offers three bedrooms, all presented with versatility for growing families, guest accommodation or home office use, together with a family bathroom.

Situated in a convenient location, the property is approximately 0.7 miles from Abbey Wood Station, offering excellent transport connections via Southeastern, Thameslink and Elizabeth Line services. The Elizabeth Line provides fast and efficient links into Canary Wharf, the City, Central London and Heathrow Airport, making the property particularly appealing for commuters.

Families will appreciate the proximity to a number of highly regarded schools, including Alexander McLeod Primary School, Boxgrove Primary School, St Thomas A Becket Primary School and St Paul's Academy.

The area is also well served by regular bus routes, providing easy access to Abbey Wood Station, Woolwich Arsenal Station for National Rail and DLR services, and Woolwich Station for the Elizabeth Line. Further connections to North Greenwich, Erith and Thamesmead Town Centre offer convenient access to a variety of shopping facilities, supermarkets, and leisure amenities.

Early viewing is highly recommended to fully appreciate the space, location and lifestyle this wonderful home has to offer.

**Entrance Hall** - 

**Lounge** - 4.37m x 3.45m (14'4 x 11'4) - 

**Kitchen/Diner** - 5.21m x 3.84m (17'1 x 12'7) - 

**First Floor Landing** - 

**Bedroom One** - 3.81m x 3.38m (12'6 x 11'1) - 

**Bedroom Two** - 3.81m x 3.38m (12'6 x 11'1) - 

**Bedroom Three** - 2.72m x 1.75m (8'11 x 5'9) - 

**Bathroom** - 2.18m x 2.01m (7'2 x 6'7) - 

**Garden** - 13.23m x 5.59m (43'5 x 18'4) -

## Property Photos

- ![85029637-6d68-4d4b-ab45-5d9bc079074c.jpg](/listings/photos/88942452/1211059) - 85029637-6d68-4d4b-ab45-5d9bc079074c.jpg
- ![57174035-5118-4a2e-b296-55f68a3240a8.jpg](/listings/photos/88942452/1211060) - 57174035-5118-4a2e-b296-55f68a3240a8.jpg
- ![dfff53ec-61fe-4ca5-bbcc-b2c5bd8605d1.jpg](/listings/photos/88942452/1211062) - dfff53ec-61fe-4ca5-bbcc-b2c5bd8605d1.jpg
- ![075a4cb2-98e6-42d2-a87c-ea205db20778.jpg](/listings/photos/88942452/1211063) - 075a4cb2-98e6-42d2-a87c-ea205db20778.jpg
- ![d455245b-70c0-45f8-b9b7-d78e3669746e.jpg](/listings/photos/88942452/1211064) - d455245b-70c0-45f8-b9b7-d78e3669746e.jpg
- ![5a57da20-aa45-4986-90fb-11ae0428b19c.jpg](/listings/photos/88942452/1211065) - 5a57da20-aa45-4986-90fb-11ae0428b19c.jpg
- ![a95bf979-9218-4cf7-a965-d7188ae27908.jpg](/listings/photos/88942452/1211066) - a95bf979-9218-4cf7-a965-d7188ae27908.jpg
- ![8e7be048-b1a7-499f-a497-d6aaf12a6c91.jpg](/listings/photos/88942452/1211067) - 8e7be048-b1a7-499f-a497-d6aaf12a6c91.jpg
- ![9c3cab81-12cf-4957-990f-1fd9ca0862bc.jpg](/listings/photos/88942452/1211068) - 9c3cab81-12cf-4957-990f-1fd9ca0862bc.jpg
- ![99f7551e-44ba-4ffb-bb5d-85e113df7e62.jpg](/listings/photos/88942452/1211069) - 99f7551e-44ba-4ffb-bb5d-85e113df7e62.jpg
- ![51b08dab-e904-496e-bfef-4669c4898cb3.jpg](/listings/photos/88942452/1211070) - 51b08dab-e904-496e-bfef-4669c4898cb3.jpg
- ![355342b4-9c79-4779-81ee-a1109a90974d.jpg](/listings/photos/88942452/1211071) - 355342b4-9c79-4779-81ee-a1109a90974d.jpg
- ![e9c919b7-18e5-4f95-a27b-9f9bfa7f2fcb.jpg](/listings/photos/88942452/1211072) - e9c919b7-18e5-4f95-a27b-9f9bfa7f2fcb.jpg
- ![b1f8e323-85f7-485c-b8c7-8a3b49053c09.jpg](/listings/photos/88942452/1211074) - b1f8e323-85f7-485c-b8c7-8a3b49053c09.jpg
- ![e49a26d9-4f71-46c8-a91b-bdc7e5e4f810.jpg](/listings/photos/88942452/1211075) - e49a26d9-4f71-46c8-a91b-bdc7e5e4f810.jpg
- ![f683ebea-eacc-49e3-b1d0-f56f93bbe17d.jpg](/listings/photos/88942452/1211076) - f683ebea-eacc-49e3-b1d0-f56f93bbe17d.jpg
- ![62bd3c52-4b11-4e3f-9ba9-abbce712534b.jpg](/listings/photos/88942452/1211077) - 62bd3c52-4b11-4e3f-9ba9-abbce712534b.jpg
- ![5b530d81-3c2e-4c66-af7e-18bd0ac0ace4.jpg](/listings/photos/88942452/1211078) - 5b530d81-3c2e-4c66-af7e-18bd0ac0ace4.jpg
- ![7e079410-749f-4254-a6c7-c2fa83d579b3.jpg](/listings/photos/88942452/1211080) - 7e079410-749f-4254-a6c7-c2fa83d579b3.jpg
- ![0efca0c5-e4fe-4abc-a1f6-4e2e3fac6b8d.jpg](/listings/photos/88942452/1211081) - 0efca0c5-e4fe-4abc-a1f6-4e2e3fac6b8d.jpg

## Floorplans

- ![-6a106bb65b7e9-1464995.jpg](/listings/photos/88942452/1211083) - -6a106bb65b7e9-1464995.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/88942452/1211084) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10312694
- **Address:** 104 Basildon Road, Abbey Wood, SE2 0EP
- **Certificate Issued:** 02/06/2014
- **Work Completed:** 11/05/2014
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 104 BASILDON ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0EP | £177,000 | 21/07/2004 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £480,000 | 28/01/2026 | Terraced |
| 155 HOWARTH ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0UW | £570,000 | 23/01/2026 | Terraced |
| 31 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0ET | £388,000 | 12/12/2025 | Terraced |
| 7 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £491,777 | 05/12/2025 | Terraced |
| 22 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0EW | £442,000 | 30/06/2025 | Terraced |
| 32 WOODHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0HE | £393,000 | 30/06/2025 | Terraced |
| 13 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EY | £250,000 | 24/01/2025 | Terraced |
| 69 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £420,000 | 01/12/2023 | Terraced |
| 57 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £470,000 | 30/11/2023 | Terraced |
| 3 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XE | £390,000 | 21/08/2023 | Terraced |
| 26 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TG | £458,000 | 09/08/2023 | Terraced |
| 4 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XD | £370,000 | 10/07/2023 | Terraced |
| 17 HOWARTH ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0UL | £380,000 | 26/05/2023 | Terraced |
| 178 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EF | £325,000 | 05/05/2023 | Terraced |
| 101 ROCHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0XA | £470,000 | 30/03/2023 | Terraced |
| 210 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EF | £350,000 | 22/12/2022 | Terraced |
| 97 BRACONDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 9EL | £350,000 | 21/12/2022 | Terraced |
| 45 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TF | £260,000 | 09/12/2022 | Terraced |
| 8 BENDMORE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE2 0EX | £440,100 | 29/11/2022 | Terraced |
| 61 SMITHIES ROAD, LONDON, GREENWICH, GREATER LONDON, SE2 0TF | £540,000 | 22/11/2022 | Terraced |
| [Same street] 94 BASILDON ROAD, ABBEY WOOD, LONDON, GREENWICH, GREATER LONDON, SE2 0EP | £403,000 | 06/01/2022 | Terraced |

**Street average:** £403,000 (1 sale)
**Area average:** £411,894 (20 sales)

## Price vs local average

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

- **Local average:** £426,732 (27 Terraced, SE2, 2024–2026)
- **Deviation:** +9%

## Rental Range

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

- **Low:** £1,757/mo
- **Realistic:** £1,952/mo
- **Optimistic:** £2,147/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £808/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Felixstowe Road, SE2 | £3,500/mo | 3 | 0.43 miles | OpenRent |
| 3 Bed Terraced House, Bannockburn Road, SE18 | £2,200/mo | 3 | 0.57 miles | OpenRent |

**Average rent: £2,850/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £709/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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:** £5,602/m²

## Capital growth trend

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

- **5y growth:** 16.4%
- **10y growth:** 30.7%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Terraced series; as of April 2026.*

- **1y growth (index):** 0.2%
- **5y growth (index):** 11.2%
- **10y growth (index):** 28.5%

## 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)