Sold STC House

2 DORAN GROVE

LONDON, LONDON, GREATER LONDON SE18 2LE

3 beds 68 m² Listed 30 Jul 2007 (-6895d)

£225,995

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# 3 bedroom house for sale (SE18 2LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 DORAN GROVE, LONDON, LONDON, GREATER LONDON SE18 2LE |
| Price | £225,995 |
| Bedrooms | 3 |
| Last sold | £225,995 Nov 2007 |

## Description

ENTRANCE HALL:	UPVC door to front with obscure double glazed side panel.  Radiator.  Carpet.  Coving.  Understair cupboard.

LOUNGE:	12' 10" x 11' 6".  Double glazed window to front.  Radiator. Carpet.  Coving.  Tiled fireplace with wooden mantel.

KITCHEN/DINER:	17' 2" x 9' 11" maximum.  Double glazed window to rear.  Double glazed french door to rear leading to garden.  Radiator.  Coving.  Range of wall and base units with work surface over.  Stainless steel sink and drainer unit.  Tile splashback.  Stripped flooring.  Boiler (untested).  Plumbed for washing machine.

LANDING:

Loft access.  Carpet.

BEDROOM 1:	12' 10" x 10' 11".  Double glazed window to front.  Radiator.  Carpet.  Coving.

BEDROOM 2:	10' 10" x 10'.  Double glazed window to rear.  Radiator.  Stripped flooring.  Coving.

BEDROOM 3:	7' to cupboard x 5' 11".  Double glazed window to front.  Radiator.  Carpet.

BATHROOM:

(First Floor)	Obscure double glazed window to rear.  Radiator.  Tile splashback.  Vinyl floor tiles.

Suite Comprising: Paneled bath with 'Mira' shower attachment (untested) and shower screen.  Pedestal wash hand basin.  Low level flush w.c.

GARDEN:	Approximately 110ft.  Mainly laid to lawn.  Shingled area.  Patio area.  Shed.  Green house well stocked with flowers and shrubs.  Trellis top.

## Property Photos

- ![Photo](/listings/photos/16388030/542009)
- ![Photo](/listings/photos/16388030/542010)
- ![Photo](/listings/photos/16388030/542011)
- ![Photo](/listings/photos/16388030/542012)
- ![Photo](/listings/photos/16388030/542013)
- ![Photo](/listings/photos/16388030/542015)
- ![Photo](/listings/photos/16388030/542017)
- ![Photo](/listings/photos/16388030/542019)
- ![Photo](/listings/photos/16388030/542022)
- ![Photo](/listings/photos/16388030/542030)
- ![Photo](/listings/photos/16388030/542042)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 DORAN GROVE, LONDON, GREENWICH, GREATER LONDON, SE18 2LE | £225,995 | 16/11/2007 | 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] 4 DORAN GROVE, LONDON, GREENWICH, GREATER LONDON, SE18 2LE | £625,000 | 23/06/2023 | Semi-detached |

**Street average:** £625,000 (1 sale)

## Price vs local average

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

- **Local average:** £447,866 (9 Other, SE18, 2024–2026)
- **Deviation:** -49.5%

## Rental Range

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

- **Low:** £1,754/mo
- **Realistic:** £1,949/mo
- **Optimistic:** £2,144/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,546/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, High Grove, SE18 | £950/mo | 3 | 0.23 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.8×
- **Monthly cashflow:** £-60/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.1%

*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).*

## Capital growth trend

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

- **5y growth:** -86.5%
- **10y growth:** -91.5%

## House Price Index (HM Land Registry)

*Official index for Greenwich; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 5.3%
- **10y growth (index):** 22.6%

## 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

Floor area

68 m²

Last sold

£225,995 Nov 2007

Local average

£447,866 (-49.5%)

Deprivation

Decile 5 (14,347 of 33,755)

Street crime

456 incidents within 1 mile (Apr 2026)

Key features

Double Glazing
Central Heating (untested)
17ft Kitchen/Diner
First Floor Bathroom
110ft Rear Garden

Additional details

Garden: Yes

Description

ENTRANCE HALL: UPVC door to front with obscure double glazed side panel. Radiator. Carpet. Coving. Understair cupboard.

LOUNGE: 12' 10" x 11' 6". Double glazed window to front. Radiator. Carpet. Coving. Tiled fireplace with wooden mantel.

KITCHEN/DINER: 17' 2" x 9' 11" maximum. Double glazed window to rear. Double glazed french door to rear leading to garden. Radiator. Coving. Range of wall and base units with work surface over. Stainless steel sink and drainer unit. Tile splashback. Stripped flooring. Boiler (untested). Plumbed for washing machine.

LANDING:
Loft access. Carpet.
BEDROOM 1: 12' 10" x 10' 11". Double glazed window to front. Radiator. Carpet. Coving.

BEDROOM 2: 10' 10" x 10'. Double glazed window to rear. Radiator. Stripped flooring. Coving.

BEDROOM 3: 7' to cupboard x 5' 11". Double glazed window to front. Radiator. Carpet.

BATHROOM:
(First Floor) Obscure double glazed window to rear. Radiator. Tile splashback. Vinyl floor tiles.
Suite Comprising: Paneled bath with 'Mira' shower attachment (untested) and shower screen. Pedestal wash hand basin. Low level flush w.c.

GARDEN: Approximately 110ft. Mainly laid to lawn. Shingled area. Patio area. Shed. Green house well stocked with flowers and shrubs. Trellis top.

Listed by

Plumstead

Goodwin Ellis

Reference: 16388030

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	16/11/2007 (18 years ago)	£225,995	—

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 4 DORAN GROVE, LONDON, GREENWICH, GREATER LONDON, SE18 2LE	£625,000	23/06/2023	Semi-detached

Street average: £625,000 (1 sale)

Capital growth trend

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

5y growth -86.5%

10y growth -91.5%

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

1y (index) 0.3%

5y (index) 5.3%

10y (index) 22.6%

Rental Range

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

Low £1,754/mo

Realistic £1,949/mo

Optimistic £2,144/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Outer South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE18 2LE

Nearby

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

Type	Name	Distance
Bus stop	Duncroft	0.1 miles
Bus stop	Landstead Road	0.1 miles
Shop	Unknown	0.4 miles
Train station	Plumstead	1.0 miles
Train station	Welling	1.0 miles
Hospital	Neonatal Unit, L1 Z2	3.9 miles
Hospital	A&E Department	4.0 miles
University	University of Greenwich	4.1 miles
University	Arden University Stratford Campus	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	162
Anti-social behaviour	90
Vehicle crime	34
Criminal damage and arson	29
Drugs	28
Other theft	28
Public order	24
Shoplifting	19
Burglary	18
Theft from the person	8
Other crime	7
Robbery	4
Possession of weapons	3
Bicycle theft	2
Total incidents	456

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
Timbercroft Primary School	Primary	0.2 miles	Good — 30 Nov 2012
Greenslade Primary School	Primary	0.3 miles	Good — 20 Mar 2015
Willow Dene School	Other	0.3 miles	Outstanding — 13 Dec 2022
Rockliffe Manor Primary School	Primary	0.4 miles	Good — 9 Oct 2013
ADO River Valley School	Other	0.4 miles	Good — 22 Oct 2023

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
3 Bed Semi-Detached House, High Grove, SE18	£950/mo	3	0.23 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 5%

Cost-to-rent ratio 19.8×

Monthly cashflow £-60/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.1%

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).