# 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

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).

## 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 |
| 9 WELLINGTON GARDENS, LONDON, GREENWICH, GREATER LONDON, SE7 7PN | £375,000 | 20/05/2022 | Flat |
| 1A SWALLOWFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7NS | £450,000 | 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)