Sold STC Terraced

34 FRIARS MEWS

LONDON, GREATER LONDON SE9 1HR

2 beds 1 baths 65 m² Listed 1 Aug 2025 (-365d)

£350,000

Guide Price

Save

# 2 bedroom terraced bungalow for sale (SE9 1HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34 FRIARS MEWS, LONDON, GREATER LONDON SE9 1HR |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £325,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 24/07/2035
- **Current heating cost:** £547/year
- **Est. upgrade cost to C:** £17,550

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2175-4530-2025-6321)

## Description

**** **** Situated in a very convenient spot with Eltham High Street just a few hundred yards, this two bedroom mid terrace retirement (over 60's) bungalow reflects in the price the dated fixtures and fittings.  Forming part of this popular development which provides residents parking, laundry room, on site manager and 24 hour emergency helpline, the property is offered with no onward chain.  Why not take a look, we hold keys.

**ENTRANCE** **AREA** **** Front door, radiator, fitted carpet, glazed door to:-

**LIVING** **ROOM** **13' 11" x 13' 3" (4.24m x 4.04m)** Upvc window to front, two radiators, fitted carpet.

**KITCHEN** **9' 6" x 9' 1" (2.9m x 2.77m)** Upvc window to front, fitted wall and base units, sink unit, washing machine and free standing cooker to remain, wall mounted boiler (installed 2025), radiator.

**INNER** **HALLWAY** **** Two built in cupboards

**BEDROOM** **1** **13' to wardrobes x 12' 8" (3.96m x 3.86m)** Two upvc windows to rear, radiator, built in wardrobe and wardrobe with mirrored sliding doors, fitted carpet.

**BEDROOM** **2** **10'plus recess x 9' 8" (3.05m x 2.95m)** Upvc French doors to patio area and then on to landscaped communal gardens, radiator, fitted carpet.

**SHOWER** **ROOM** **** **7' 3" x 5' 10" (2.21m x 1.78m)** White suite comprising double shower unit, wash basin, wc., fully tiled walls, radiator.

**OUTSIDE** **** Well tended landscaped gardens surround the development with use of patio area to rear of property

Residents parking and laundry room

MATERIAL INFORMATION

Tenure: Freehold

Council tax band D - £2011.64 pa

Service charge: £3812.28 pa as year end 31.3.25

Preliminary detail - awaiting validation

## Property Photos

- ![Front (3)](/listings/photos/165233519/1517392) - Front (3)
- ![Lounge (2)](/listings/photos/165233519/1517393) - Lounge (2)
- ![Bedroom 1 (2)](/listings/photos/165233519/1517394) - Bedroom 1 (2)
- ![Kitchen](/listings/photos/165233519/1517395) - Kitchen
- ![Rear Garden Commu...](/listings/photos/165233519/1517396) - Rear Garden Commu...
- ![Lounge](/listings/photos/165233519/1517397) - Lounge
- ![Bedroom 1](/listings/photos/165233519/1517398) - Bedroom 1
- ![Bedroom 2 (2)](/listings/photos/165233519/1517399) - Bedroom 2 (2)
- ![Bedroom 2](/listings/photos/165233519/1517400) - Bedroom 2
- ![Shower Room](/listings/photos/165233519/1517401) - Shower Room
- ![Rear Garden Commu...](/listings/photos/165233519/1517402) - Rear Garden Commu...
- ![Rear Garden](/listings/photos/165233519/1517403) - Rear Garden
- ![Front (2)](/listings/photos/165233519/1517404) - Front (2)
- ![Front](/listings/photos/165233519/1517405) - Front
- ![Frontage](/listings/photos/165233519/1517406) - Frontage
- ![Hallway (2)](/listings/photos/165233519/1517407) - Hallway (2)
- ![Hallway](/listings/photos/165233519/1517408) - Hallway

## Floorplans

- ![Floorplan 1](/listings/photos/165233519/1517409) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/165233519/1517410) - EPC 1
- ![EPC Front Page](/listings/photos/165233519/1517411) - EPC Front Page

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #6741558
- **Address:** 34 Friars Mews, London, SE9 1HR
- **Certificate Issued:** 10/08/2009
- **Work Completed:** 30/07/2009
- **Items:** 7 window(s)

### FENSA Certificate #1446760
- **Address:** 34 Friars Mews, London, SE9 1HR
- **Certificate Issued:** 02/02/2004
- **Work Completed:** 24/01/2004
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £325,000 | 06/03/2026 | 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 |
|---------|-------|------|------|
| [Same street] 15 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £200,000 | 28/11/2025 | Flat |
| [Same street] 7 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £395,000 | 24/11/2023 | Terraced |
| [Same street] 24 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £315,000 | 20/10/2023 | Flat |
| 26 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JA | £911,000 | 16/08/2023 | Terraced |
| 36 GLENHOUSE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1JQ | £1,200,000 | 07/06/2023 | Terraced |
| 11 ROPER STREET, LONDON, GREENWICH, GREATER LONDON, SE9 1TR | £400,000 | 01/06/2023 | Terraced |
| 41 BEECHHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HJ | £1,220,000 | 18/05/2023 | Terraced |
| 21 BLUNTS ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HX | £445,000 | 06/03/2023 | Terraced |
| 48 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1HY | £855,000 | 12/12/2022 | Terraced |
| 7 BEECHHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HJ | £1,000,000 | 17/11/2022 | Terraced |
| [Same street] 23 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £250,000 | 26/09/2022 | Flat |
| 5B ELDERSLIE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1UD | £365,000 | 28/06/2022 | Terraced |
| [Same street] 1 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £455,000 | 13/05/2022 | Semi-detached |
| 12 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JG | £1,170,000 | 11/05/2022 | Terraced |
| 45 BLUNTS ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HX | £480,000 | 14/03/2022 | Terraced |
| 18 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP | £528,000 | 11/03/2022 | Terraced |
| 24 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP | £540,000 | 11/03/2022 | Terraced |
| 17 WESTMOUNT ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JB | £950,000 | 25/02/2022 | Terraced |
| 26 GLENHOUSE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1JQ | £1,130,000 | 24/02/2022 | Terraced |
| [Same street] 3 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR | £427,095 | 26/11/2021 | Terraced |
| 1 ROPER STREET, LONDON, GREENWICH, GREATER LONDON, SE9 1TR | £400,000 | 09/11/2021 | Terraced |
| 22 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP | £515,000 | 31/08/2021 | Terraced |

**Street average:** £340,349 (6 sales)
**Area average:** £756,813 (16 sales)

## Price vs local average

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

- **Local average:** £503,223 (66 Terraced, SE9, 2024–2026)
- **Deviation:** -30.4%

## 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 Outer East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,396/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, Pound Place, SE9 | £1,250/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Grove Place, SE9 | £2,100/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Maisonette, Footscray Road, SE9 | £1,500/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Maisonette, Granby Road, SE9 | £1,800/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed Flat, Pickwick Court, SE9 | £2,200/mo | 2 | 1.02 miles | OpenRent |

**Average rent: £1,770/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.2×
- **Monthly cashflow:** £217/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.6%

*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:** £5,385/m²

## Capital growth trend

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

- **5y growth:** 9%
- **10y growth:** 17%

## 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)

Front (3) Lounge (2) Bedroom 1 (2) Kitchen Rear Garden Commu... Lounge Bedroom 1 Bedroom 2 (2) Bedroom 2 Shower Room Rear Garden Commu... Rear Garden Front (2) Front Frontage Hallway (2) Hallway

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Property details

Tenure

FREEHOLD

Floor area

65 m²

EPC rating

Last sold

£325,000 Mar 2026

Price per m²

£5,385/m²

Local average

£503,223 (-30.4%)

Deprivation

Decile 5 (13,521 of 33,755)

Street crime

239 incidents within 1 mile (May 2026)

Key features

Two bedroom retirement bungalow
Popular development
Updating required
No chain
Landscaped gardens
Use of patio area
Sizeable master bedroom
French doors from 2nd bedroom
Residents parking
On site manager

Additional details

Heating: Gas central
Parking: Off street
Garden: Yes

Description

** Situated in a very convenient spot with Eltham High Street just a few hundred yards, this two bedroom mid terrace retirement (over 60's) bungalow reflects in the price the dated fixtures and fittings. Forming part of this popular development which provides residents parking, laundry room, on site manager and 24 hour emergency helpline, the property is offered with no onward chain. Why not take a look, we hold keys.

ENTRANCE AREA Front door, radiator, fitted carpet, glazed door to:-

LIVING ROOM 13' 11" x 13' 3" (4.24m x 4.04m) Upvc window to front, two radiators, fitted carpet.

KITCHEN 9' 6" x 9' 1" (2.9m x 2.77m) Upvc window to front, fitted wall and base units, sink unit, washing machine and free standing cooker to remain, wall mounted boiler (installed 2025), radiator.

INNER HALLWAY Two built in cupboards

BEDROOM 1 13' to wardrobes x 12' 8" (3.96m x 3.86m) Two upvc windows to rear, radiator, built in wardrobe and wardrobe with mirrored sliding doors, fitted carpet.

BEDROOM 2 10'plus recess x 9' 8" (3.05m x 2.95m) Upvc French doors to patio area and then on to landscaped communal gardens, radiator, fitted carpet.

SHOWER ROOM 7' 3" x 5' 10" (2.21m x 1.78m) White suite comprising double shower unit, wash basin, wc., fully tiled walls, radiator.

OUTSIDE ** Well tended landscaped gardens surround the development with use of patio area to rear of property

Residents parking and laundry room

MATERIAL INFORMATION

Tenure: Freehold

Council tax band D - £2011.64 pa

Service charge: £3812.28 pa as year end 31.3.25

Preliminary detail - awaiting validation

Listed by

Eltham

Bernard Skinner

Reference: 165233519

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 25/07/2025

Expiry date: 24/07/2035

Current heating cost: £547/year

Potential heating cost: £458/year

Est. upgrade cost to C: £17,550

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC Front Page

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #6741558

Property Details

Street: 34 Friars Mews

Town: London

Postcode: SE9 1HR

Installation Details

Items: 7 windows

Certificate Issued: 10/08/2009

Work Completed: 30/07/2009

This certificate data was retrieved from FENSA's database

FENSA Certificate #1446760

Property Details

Street: 34 Friars Mews

Town: London

Postcode: SE9 1HR

Installation Details

Items: 1 door

Certificate Issued: 02/02/2004

Work Completed: 24/01/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	06/03/2026 (4 months ago)	£325,000	—

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
Same street 15 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR	£200,000	28/11/2025	Flat
Same street 7 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR	£395,000	24/11/2023	Terraced
Same street 24 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR	£315,000	20/10/2023	Flat
26 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JA	£911,000	16/08/2023	Terraced
36 GLENHOUSE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1JQ	£1,200,000	07/06/2023	Terraced
11 ROPER STREET, LONDON, GREENWICH, GREATER LONDON, SE9 1TR	£400,000	01/06/2023	Terraced
41 BEECHHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HJ	£1,220,000	18/05/2023	Terraced
21 BLUNTS ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HX	£445,000	06/03/2023	Terraced
48 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1HY	£855,000	12/12/2022	Terraced
7 BEECHHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HJ	£1,000,000	17/11/2022	Terraced
Same street 23 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR	£250,000	26/09/2022	Flat
5B ELDERSLIE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1UD	£365,000	28/06/2022	Terraced
Same street 1 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR	£455,000	13/05/2022	Semi-detached
12 GOUROCK ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JG	£1,170,000	11/05/2022	Terraced
45 BLUNTS ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1HX	£480,000	14/03/2022	Terraced
18 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP	£528,000	11/03/2022	Terraced
24 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP	£540,000	11/03/2022	Terraced
17 WESTMOUNT ROAD, ELTHAM, LONDON, GREENWICH, GREATER LONDON, SE9 1JB	£950,000	25/02/2022	Terraced
26 GLENHOUSE ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 1JQ	£1,130,000	24/02/2022	Terraced
Same street 3 FRIARS MEWS, LONDON, GREENWICH, GREATER LONDON, SE9 1HR	£427,095	26/11/2021	Terraced
1 ROPER STREET, LONDON, GREENWICH, GREATER LONDON, SE9 1TR	£400,000	09/11/2021	Terraced
22 MESSETER PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 5DP	£515,000	31/08/2021	Terraced

Street average: £340,349 (6 sales)

Area average: £756,813 (16 sales)

Capital growth trend

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

5y growth 9%

10y growth 17%

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

1y (index) 0.2%

5y (index) 11.2%

10y (index) 28.5%

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 Outer East London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE9 1HR

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Bus stop	Eltham High Street / Pound Place	0.1 miles
Bus stop	Eltham High Street / Foots Cray Road	0.1 miles
Train station	Eltham	0.4 miles
Train station	Mottingham	0.9 miles
University	University of Greenwich	3.6 miles
University	Escape Studios	4.1 miles
Hospital	Sloane Hospital	4.1 miles
Hospital	Neonatal Unit, L1 Z2	5.0 miles

Street-level crime

Category	Count
Violence and sexual offences	71
Anti-social behaviour	67
Shoplifting	28
Public order	16
Vehicle crime	14
Robbery	11
Burglary	10
Other theft	9
Drugs	7
Possession of weapons	2
Theft from the person	2
Criminal damage and arson	1
Other crime	1
Total incidents	239

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
Social Arts for Education	Other	0.2 miles	Good — 24 Sep 2024
Eltham Church of England Primary School	Primary	0.2 miles	Good — 1 Dec 2022
St Mary's Catholic Primary School	Primary	0.2 miles	Outstanding — 29 Jan 2023
St Thomas More Catholic Comprehensive School	Secondary	0.3 miles	Good — 25 Jan 2023
StreetVibes Media Academy	Other	0.5 miles	Good — 6 Mar 2024

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, Pound Place, SE9	£1,250/mo	2	0.14 miles	OpenRent
2 Bed Flat, Grove Place, SE9	£2,100/mo	2	0.39 miles	OpenRent
2 Bed Maisonette, Footscray Road, SE9	£1,500/mo	2	0.45 miles	OpenRent
2 Bed Maisonette, Granby Road, SE9	£1,800/mo	2	0.72 miles	OpenRent
2 Bed Flat, Pickwick Court, SE9	£2,200/mo	2	1.02 miles	OpenRent

Average rent: £1,770/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £225,000

Target investor price (1%) £180,000

Gross yield 6.2%

Cost-to-rent ratio 16.2×

Monthly cashflow £217/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.6%

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).