Sold Flat

Flat L05

HESTER HOUSE, 72 - 78, CONINGTON ROAD, LONDON, GREATER LONDON SE13 7FL

1 beds 1 baths 527 sq ft Listed 25 Mar 2026 (-80d)

£275,000

Reduced on 21 Aug 2025

Save

# 1 bedroom flat for sale (SE13 7FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT L05, HESTER HOUSE, 72 - 78, CONINGTON ROAD, LONDON, GREATER LONDON SE13 7FL |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 49 m² |
| Last sold | £260,000 Jun 2024 |

## Description

Hester House is located on Connington Road and benefits from a close proximity to Lewisham Station for excellent national rail and DLR links into Central London.

Please use the reference CHPK3717886 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/173695556/220951)
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## Floorplans

- ![Floorplan area for info only, not for Â£/sq. ft valuation](/listings/photos/173695556/220971) - Floorplan area for info only, not for Â£/sq. ft valuation
- ![Floorplan 2](/listings/photos/173695556/220972) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/173695556/220973) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HESTER HOUSE, 72 - 78 FLAT L05 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £260,000 | 14/06/2024 | 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 |
|---------|-------|------|------|
| 98 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LB | £310,000 | 15/12/2025 | Flat |
| BAQUBA BUILDING FLAT 111 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FF | £237,000 | 08/12/2025 | Flat |
| BAQUBA BUILDING FLAT 511 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FG | £265,000 | 02/12/2025 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 001 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £290,000 | 20/12/2023 | Flat |
| 99 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LB | £335,000 | 20/11/2023 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 506 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £215,000 | 15/11/2023 | Flat |
| 70 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LB | £225,000 | 15/11/2023 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 407 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £320,000 | 10/11/2023 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT L01 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £258,000 | 08/09/2023 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 408 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £208,000 | 11/08/2023 | Flat |
| BAQUBA BUILDING FLAT 805 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FG | £270,000 | 10/08/2023 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 501 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £495,000 | 17/07/2023 | Flat |
| 27 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LA | £250,000 | 22/06/2023 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 306 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £385,000 | 09/06/2023 | Flat |
| BAQUBA BUILDING FLAT 712 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FG | £299,000 | 02/06/2023 | Flat |
| WATERBURY HOUSE, 48 - 50 50 THURSTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7SD | £420,000 | 24/05/2023 | Flat |
| ADANA BUILDING FLAT 005 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FB | £335,000 | 04/04/2023 | Flat |
| ADANA BUILDING FLAT 001 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FB | £280,000 | 06/01/2023 | Flat |
| ADANA BUILDING FLAT 613 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FD | £270,000 | 22/12/2022 | Flat |
| WATERBURY HOUSE, 48 - 50 41 THURSTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7SD | £425,000 | 21/12/2022 | Flat |
| 44 RUSSETT WAY, LONDON, GREENWICH, GREATER LONDON, SE13 7LZ | £350,000 | 19/12/2022 | Flat |
| ADANA BUILDING FLAT 402 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FB | £315,000 | 28/11/2022 | Flat |
| 43 RUSSETT WAY, LONDON, GREENWICH, GREATER LONDON, SE13 7LZ | £305,000 | 25/11/2022 | Flat |
| 1 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LA | £220,000 | 18/11/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 104 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £312,000 | 16/11/2022 | Flat |
| COMPASS HOUSE FLAT 17 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LF | £282,000 | 07/11/2022 | Flat |
| AUGUSTINE HOUSE, 72 - 78 FLAT 002 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FJ | £300,000 | 04/11/2022 | Flat |
| AUGUSTINE HOUSE, 72 - 78 FLAT 306 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FJ | £300,000 | 01/11/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 402 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £370,000 | 23/09/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 307 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £295,000 | 12/08/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 503 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £400,000 | 12/08/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 102 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £375,000 | 04/08/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 202 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £377,500 | 29/06/2022 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 601 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £370,000 | 10/12/2021 | Flat |
| [Same street] HESTER HOUSE, 72 - 78 FLAT 501 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £460,000 | 22/06/2021 | Flat |

**Street average:** £342,033 (15 sales)
**Area average:** £299,650 (20 sales)

## Price vs local average

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

- **Local average:** £377,330 (86 Flat, SE13, 2024–2026)
- **Deviation:** -27.1%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/mo

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £227,000
- **Target investor price (1%):** £181,600

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,612/m²

## Capital growth trend

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

- **5y growth:** 9.4%
- **10y growth:** 5.8%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.3%
- **5y growth (index):** -1.3%
- **10y growth (index):** 7.1%

## 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

49 m²

Year built

England and Wales: 2007-2011

Last sold

£260,000 Jun 2024

Price per m²

£5,612/m²

Local average

£377,330 (-27.1%)

Street crime

1017 incidents within 1 mile (Apr 2026)

Key features

Fantastic 1 bedroom flat on the ground floor
Set within a modern development with concierge
Bright open-plan reception room with dining space
Modern kitchen with integrated appliances
Well-proportioned double bedroom
Smart bathroom
Lovely private terrace with space to relax
Superb location moments from amenities and transport links

Additional details

Garden: Patio

Description

Situated on the ground floor of a modern development, this wonderful 1 bedroom flat offers a large open-plan reception room and kitchen, a double bedroom and a lovely private terrace with seating space.

Hester House is located on Connington Road and benefits from a close proximity to Lewisham Station for excellent national rail and DLR links into Central London.

Please use the reference CHPK3717886 when contacting Foxtons.

Listed by

Greenwich

Foxtons

Reference: 173695556

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Flat 001, Hester House 72-78, Conington Road, LONDON	82	82	56 m²	England and Wales: 2007-2011	Flat
Flat 002, Hester House 72-78, Conington Road, LONDON	82	82	35 m²	England and Wales: 2003-2006	Flat
Flat 003, Hester House 72-78, Conington Road, LONDON	83	83	66 m²	England and Wales: 2007-2011	Flat
Flat 004, Hester House 72-78, Conington Road, LONDON	82	82	52 m²	England and Wales: 2007-2011	Flat
Flat 005, Hester House 72-78, Conington Road, LONDON	82	82	48 m²	England and Wales: 2007-2011	Flat
Flat 006, Hester House 72-78, Conington Road, LONDON	82	82	60 m²	England and Wales: 2012 onwards	Flat
FLAT 101, HESTER HOUSE 72-78, CONINGTON ROAD, LONDON	82	82	46 m²	England and Wales: 2007-2011	Flat
Flat 102, Hester House 72-78, Conington Road, LONDON	83	83	71 m²	England and Wales: 2007-2011	Flat
Flat 103, Hester House 72-78, Conington Road, LONDON	79	96	44 m²	England and Wales: 2012 onwards	Terraced
Flat 104, Hester House 72-78, Conington Road, LONDON	82	82	54 m²	England and Wales: 2007-2011	Flat
Flat 105, Hester House 72-78, Conington Road, LONDON	81	81	35 m²	England and Wales: 1996-2002	Flat
FLAT 106, HESTER HOUSE 72-78, CONINGTON ROAD, LONDON	84	84	77 m²	England and Wales: 2007-2011	Flat
Flat 107, Hester House 72-78, Conington Road, LONDON	83	83	60 m²	England and Wales: 2007-2011	Flat
Flat 108, Hester House 72-78, Conington Road, LONDON	83	83	49 m²	England and Wales: 2007-2011	Flat
Flat 109, Hester House 72-78, Conington Road, LONDON	79	79	31 m²	England and Wales: 2003-2006	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for Â£/sq. ft valuation

Floorplan 2

EPC Graphs

EER

Price history

Event	Date	Price	% change
Sold	14/06/2024 (1 year ago)	£260,000	—

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
98 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LB	£310,000	15/12/2025	Flat
BAQUBA BUILDING FLAT 111 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FF	£237,000	08/12/2025	Flat
BAQUBA BUILDING FLAT 511 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FG	£265,000	02/12/2025	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 001 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£290,000	20/12/2023	Flat
99 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LB	£335,000	20/11/2023	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 506 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£215,000	15/11/2023	Flat
70 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LB	£225,000	15/11/2023	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 407 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£320,000	10/11/2023	Flat
Same street HESTER HOUSE, 72 - 78 FLAT L01 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£258,000	08/09/2023	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 408 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£208,000	11/08/2023	Flat
BAQUBA BUILDING FLAT 805 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FG	£270,000	10/08/2023	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 501 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£495,000	17/07/2023	Flat
27 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LA	£250,000	22/06/2023	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 306 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£385,000	09/06/2023	Flat
BAQUBA BUILDING FLAT 712 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FG	£299,000	02/06/2023	Flat
WATERBURY HOUSE, 48 - 50 50 THURSTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7SD	£420,000	24/05/2023	Flat
ADANA BUILDING FLAT 005 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FB	£335,000	04/04/2023	Flat
ADANA BUILDING FLAT 001 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FB	£280,000	06/01/2023	Flat
ADANA BUILDING FLAT 613 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FD	£270,000	22/12/2022	Flat
WATERBURY HOUSE, 48 - 50 41 THURSTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7SD	£425,000	21/12/2022	Flat
44 RUSSETT WAY, LONDON, GREENWICH, GREATER LONDON, SE13 7LZ	£350,000	19/12/2022	Flat
ADANA BUILDING FLAT 402 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FB	£315,000	28/11/2022	Flat
43 RUSSETT WAY, LONDON, GREENWICH, GREATER LONDON, SE13 7LZ	£305,000	25/11/2022	Flat
1 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LA	£220,000	18/11/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 104 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£312,000	16/11/2022	Flat
COMPASS HOUSE FLAT 17 ARMOURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE8 4LF	£282,000	07/11/2022	Flat
AUGUSTINE HOUSE, 72 - 78 FLAT 002 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FJ	£300,000	04/11/2022	Flat
AUGUSTINE HOUSE, 72 - 78 FLAT 306 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FJ	£300,000	01/11/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 402 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£370,000	23/09/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 307 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£295,000	12/08/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 503 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£400,000	12/08/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 102 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£375,000	04/08/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 202 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£377,500	29/06/2022	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 601 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£370,000	10/12/2021	Flat
Same street HESTER HOUSE, 72 - 78 FLAT 501 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL	£460,000	22/06/2021	Flat

Street average: £342,033 (15 sales)

Area average: £299,650 (20 sales)

Capital growth trend

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

5y growth 9.4%

10y growth 5.8%

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

1y (index) -3.3%

5y (index) -1.3%

10y (index) 7.1%

Rental Range

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

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE13 7FL

Address

Rossett Way

Nearby

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

Type	Name	Distance
Shop	Unknown	0.0 miles
Shop	Grab-a-bite	0.0 miles
Bus stop	Blackheath Rise	0.1 miles
Train station	Elverson Road	0.1 miles
Train station	Lewisham	0.1 miles
University	Surrey House & Surrey Annexe	0.9 miles
Hospital	Blackheath Hospital	0.9 miles
Hospital	University Hospital Lewisham	1.0 miles
University	University of Greenwich - Greenwich Campus	1.0 miles

Street-level crime

Category	Count
Violence and sexual offences	296
Anti-social behaviour	197
Shoplifting	142
Public order	64
Other theft	55
Criminal damage and arson	52
Vehicle crime	49
Drugs	43
Theft from the person	39
Burglary	28
Robbery	26
Bicycle theft	11
Possession of weapons	9
Other crime	6
Total incidents	1017

Within 1 mile during Apr 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
Morden Mount Primary School	Primary	0.2 miles	Good — 28 Nov 2023
Urban Mission School	Other	0.2 miles	Good — 5 Oct 2022
Prendergast Vale School	Other	0.3 miles	Good — 5 Mar 2018
Ashmead Primary School	Primary	0.5 miles	Good — 12 Nov 2012
St Stephen's CofE Primary School	Primary	0.5 miles	Good — 21 Sep 2022

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.66%

Max investor price (0.8%) £227,000

Target investor price (1%) £181,600

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).

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