Sold Flat

FLAT 2

42 WELLINGTON GARDENS, LONDON, GREATER LONDON SE7 7PH

2 beds 1 baths 657 sq ft Listed 16 Jul 2025 (-381d)

£425,000

Reduced on 1 Aug 2025

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# 2 bedroom flat for sale (SE7 7PH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 42 WELLINGTON GARDENS, LONDON, GREATER LONDON SE7 7PH |
| Price | £425,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 61 m² |
| Last sold | £410,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/07/2035
- **Current heating cost:** £437/year
- **Est. upgrade cost to C:** £9,250

### Recommendations
- Q (£7,500 - £11,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9900-8055-9002-1193-1802)

## Description

Situated minutes from Charlton Station for Thameslink trains into the City and to Woolwich for the Elizabeth Line and within easy access of the Jubilee Line. Wellington Gardens is a quiet residential road which is also well positioned for popular primary schools, shops, superstores and parks.

**Tenure:** Leasehold **Lease Years Remaining:** 114

**Service Charge:** £1,640 (Yearly)

**Annual Ground Rent:** £250

**Council Tax Band:** C

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/164593250/1598224)
- ![Photo](/listings/photos/164593250/1598225)
- ![Photo](/listings/photos/164593250/1598226)
- ![Photo](/listings/photos/164593250/1598227)
- ![Photo](/listings/photos/164593250/1598228)
- ![Photo](/listings/photos/164593250/1598229)
- ![Photo](/listings/photos/164593250/1598230)
- ![Photo](/listings/photos/164593250/1598231)

## Floorplans

- ![Floorplan 1](/listings/photos/164593250/1598232) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/164593250/1598233) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 FLAT 2 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £410,000 | 27/02/2026 | Flat |
| 42 FLAT 2 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £385,000 | 18/10/2019 | Flat |
| 42 FLAT 2 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £315,000 | 01/08/2014 | 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 |
|---------|-------|------|------|
| 91A CHARLTON CHURCH LANE, LONDON, GREENWICH, GREATER LONDON, SE7 7AB | £210,000 | 12/12/2024 | Flat |
| 75 INVERINE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NJ | £475,000 | 08/09/2023 | Flat |
| 145 FLAT F VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX | £265,000 | 10/08/2023 | Flat |
| 4 FLAT 2 SWALLOWFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NR | £350,000 | 10/08/2023 | Flat |
| 22 GROUND FLOOR FLAT ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PY | £270,000 | 28/07/2023 | Flat |
| 22 GROUND FLOOR FLAT ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PY | £310,000 | 28/07/2023 | Flat |
| [Same street] 8 FLAT 2 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £285,000 | 30/06/2023 | Flat |
| 71 FLAT 3 ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PF | £290,500 | 19/12/2022 | Flat |
| PRINCE ALBERT HOUSE, 90 FLAT 2 VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7FN | £350,000 | 16/12/2022 | Flat |
| PRINCE ALBERT HOUSE, 90 FLAT 4 VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7FN | £390,000 | 09/12/2022 | Flat |
| [Same street] 42 FLAT 6 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £375,000 | 25/11/2022 | Flat |
| 115 FLAT C VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX | £413,000 | 04/11/2022 | Flat |
| 139B VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX | £439,000 | 31/10/2022 | Flat |
| 145 FLAT E VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX | £240,000 | 19/10/2022 | Flat |
| 125D VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX | £345,000 | 21/09/2022 | Flat |
| 119 THE BASEMENT FLAT VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX | £250,000 | 02/09/2022 | Flat |
| 72 INVERINE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NL | £425,000 | 20/07/2022 | Flat |
| [Same street] 8 FLAT 3 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £380,000 | 19/07/2022 | Flat |
| 89A CHARLTON CHURCH LANE, LONDON, GREENWICH, GREATER LONDON, SE7 7AB | £310,000 | 01/07/2022 | Flat |
| [Same street] 48A WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £493,500 | 30/06/2022 | Flat |
| [Same street] 32A WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £380,000 | 27/05/2022 | Flat |
| 1A SWALLOWFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NS | £450,000 | 20/05/2022 | Flat |
| 9 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PN | £375,000 | 20/05/2022 | Flat |
| 67C ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PF | £332,500 | 04/05/2022 | Flat |
| 46A ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PY | £360,000 | 29/04/2022 | Flat |
| [Same street] 48B WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £253,000 | 04/04/2022 | Flat |
| [Same street] 42 FLAT 5 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH | £393,000 | 11/02/2022 | Flat |

**Street average:** £365,643 (7 sales)
**Area average:** £342,500 (20 sales)

## Price vs local average

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

- **Local average:** £307,420 (15 Flat, SE7, 2024–2026)
- **Deviation:** +38.2%

## Rental Range

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

- **Low:** £1,770/mo
- **Realistic:** £1,967/mo
- **Optimistic:** £2,164/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/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, Priolo Road, SE7 | £1,850/mo | 2 | 0.05 miles | OpenRent |
| 2 Bed Flat, Bernard Ashley Drive, SE7 | £1,800/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Cityview, SE7 | £2,200/mo | 2 | 0.31 miles | OpenRent |
| 2 Bed Flat, Westcombe Hill, SE3 | £1,800/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Flat, Aldeburgh Street, SE10 | £2,000/mo | 2 | 0.55 miles | OpenRent |

**Average rent: £1,930/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.1×
- **Monthly cashflow:** £-34/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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:** £6,967/m²

## Capital growth trend

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

- **5y growth:** -13.2%
- **10y growth:** 21.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.6%
- **5y growth (index):** -0.7%
- **10y growth (index):** 10.1%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

61 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£410,000 Feb 2026

Price per m²

£6,967/m²

Local average

£307,420 (+38.2%)

Deprivation

Decile 5 (15,441 of 33,755)

Street crime

461 incidents within 1 mile (May 2026)

Key features

Ground Floor Flat
Two Double Bedrooms
Communal Garden
Bike Storage
Modernised Throughout
Long Lease

Description

This beautifully presented two double bedroom flat offers a perfect blend of period character and modern living. Set within a Victorian conversion, the property boasts high ceilings, large sash windows and an abundance of natural light throughout.

Situated minutes from Charlton Station for Thameslink trains into the City and to Woolwich for the Elizabeth Line and within easy access of the Jubilee Line. Wellington Gardens is a quiet residential road which is also well positioned for popular primary schools, shops, superstores and parks.

Tenure: Leasehold Lease Years Remaining: 114
Service Charge: £1,640 (Yearly)
Annual Ground Rent: £250
Council Tax Band: C

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Blackheath

Dexters

Reference: 164593250

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 11/07/2025

Expiry date: 10/07/2035

Current heating cost: £437/year

Potential heating cost: £356/year

Est. upgrade cost to C: £9,250

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

30% since 2014

Event	Date	Price	% change
Sold	27/02/2026 (5 months ago)	£410,000	+6.5%
Sold	18/10/2019 (6 years ago)	£385,000	+22.2%
Sold	01/08/2014 (12 years ago)	£315,000	—

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
91A CHARLTON CHURCH LANE, LONDON, GREENWICH, GREATER LONDON, SE7 7AB	£210,000	12/12/2024	Flat
75 INVERINE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NJ	£475,000	08/09/2023	Flat
145 FLAT F VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX	£265,000	10/08/2023	Flat
4 FLAT 2 SWALLOWFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NR	£350,000	10/08/2023	Flat
22 GROUND FLOOR FLAT ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PY	£270,000	28/07/2023	Flat
22 GROUND FLOOR FLAT ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PY	£310,000	28/07/2023	Flat
Same street 8 FLAT 2 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£285,000	30/06/2023	Flat
71 FLAT 3 ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PF	£290,500	19/12/2022	Flat
PRINCE ALBERT HOUSE, 90 FLAT 2 VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7FN	£350,000	16/12/2022	Flat
PRINCE ALBERT HOUSE, 90 FLAT 4 VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7FN	£390,000	09/12/2022	Flat
Same street 42 FLAT 6 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£375,000	25/11/2022	Flat
115 FLAT C VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX	£413,000	04/11/2022	Flat
139B VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX	£439,000	31/10/2022	Flat
145 FLAT E VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX	£240,000	19/10/2022	Flat
125D VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX	£345,000	21/09/2022	Flat
119 THE BASEMENT FLAT VICTORIA WAY, CHARLTON, LONDON, GREENWICH, GREATER LONDON, SE7 7NX	£250,000	02/09/2022	Flat
72 INVERINE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NL	£425,000	20/07/2022	Flat
Same street 8 FLAT 3 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£380,000	19/07/2022	Flat
89A CHARLTON CHURCH LANE, LONDON, GREENWICH, GREATER LONDON, SE7 7AB	£310,000	01/07/2022	Flat
Same street 48A WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£493,500	30/06/2022	Flat
Same street 32A WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£380,000	27/05/2022	Flat
1A SWALLOWFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NS	£450,000	20/05/2022	Flat
9 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PN	£375,000	20/05/2022	Flat
67C ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PF	£332,500	04/05/2022	Flat
46A ELLISCOMBE ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7PY	£360,000	29/04/2022	Flat
Same street 48B WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£253,000	04/04/2022	Flat
Same street 42 FLAT 5 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PH	£393,000	11/02/2022	Flat

Street average: £365,643 (7 sales)

Area average: £342,500 (20 sales)

Capital growth trend

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

5y growth -13.2%

10y growth 21.3%

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

1y (index) -3.6%

5y (index) -0.7%

10y (index) 10.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: DENNY MORGAN PROPERTY LIMITED (11024272)

Rental Range

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

Low £1,770/mo

Realistic £1,967/mo

Optimistic £2,164/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Peterborough: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE7 7PH

Nearby

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

Type	Name	Distance
Bus stop	Elliscombe Road	0.0 miles
Bus stop	Sundorne Road	0.1 miles
Shop	Food & Wine	0.1 miles
Shop	Victoria Food Store	0.1 miles
Train station	Charlton	0.2 miles
Train station	Westcombe Park	0.5 miles
University	Escape Studios	1.5 miles
University	University of Greenwich	1.6 miles
Hospital	A&E Department	2.7 miles
Hospital	Neonatal Unit, L1 Z2	2.7 miles

Street-level crime

Category	Count
Violence and sexual offences	149
Anti-social behaviour	97
Shoplifting	52
Other theft	40
Public order	32
Vehicle crime	32
Drugs	16
Burglary	13
Theft from the person	12
Robbery	11
Other crime	4
Possession of weapons	2
Bicycle theft	1
Total incidents	461

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
Fossdene Primary School	Primary	0.2 miles	Good — 21 Sep 2022
Our Lady of Grace Catholic Primary School	Primary	0.3 miles	Outstanding — 16 May 2017
Sherington Primary School	Primary	0.4 miles	Good — 27 Nov 2023
Pound Park Nursery School	Nursery	0.5 miles	Outstanding — 11 Oct 2011
Thorntree Primary School	Primary	0.5 miles	Good — 5 Jan 2012

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, Priolo Road, SE7	£1,850/mo	2	0.05 miles	OpenRent
2 Bed Flat, Bernard Ashley Drive, SE7	£1,800/mo	2	0.24 miles	OpenRent
2 Bed Flat, Cityview, SE7	£2,200/mo	2	0.31 miles	OpenRent
2 Bed Flat, Westcombe Hill, SE3	£1,800/mo	2	0.54 miles	OpenRent
2 Bed Flat, Aldeburgh Street, SE10	£2,000/mo	2	0.55 miles	OpenRent

Average rent: £1,930/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 5.2%

Cost-to-rent ratio 19.1×

Monthly cashflow £-34/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.3%

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).