# 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 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 23/09/2031 - **Current heating cost:** £146/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0214-0202-4309-3421-3814) ## 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. ## Property Photos - ![Photo](/listings/photos/173695556/220951) - ![Photo](/listings/photos/173695556/220952) - ![Photo](/listings/photos/173695556/220953) - ![Photo](/listings/photos/173695556/220954) - ![Photo](/listings/photos/173695556/220955) - ![Photo](/listings/photos/173695556/220956) - ![Photo](/listings/photos/173695556/220957) - ![Photo](/listings/photos/173695556/220958) - ![Photo](/listings/photos/173695556/220959) - ![Photo](/listings/photos/173695556/220960) - ![Photo](/listings/photos/173695556/220961) - ![Photo](/listings/photos/173695556/220962) - ![Photo](/listings/photos/173695556/220963) - ![Photo](/listings/photos/173695556/220964) - ![Photo](/listings/photos/173695556/220965) - ![Photo](/listings/photos/173695556/220966) - ![Photo](/listings/photos/173695556/220967) - ![Photo](/listings/photos/173695556/220968) - ![Photo](/listings/photos/173695556/220969) - ![Photo](/listings/photos/173695556/220970) ## Floorplans - ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/173695556/220971) - Floorplan area for info only, not for £/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 503 CONINGTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7FL | £400,000 | 12/08/2022 | 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 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:** £378,710 (85 Flat, SE13, 2024–2026) - **Deviation:** -27.4% ## 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:** 6.9% - **10y growth:** 1.4% ## 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)