# 2 bedroom house for sale (SE28 8ND)

## Property Details

| Key | Value |
|-----|-------|
| Address | 19 WALSHAM CLOSE, LONDON, GREATER LONDON SE28 8ND |
| Price | £249,995 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £252,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 06/03/2032
- **Current heating cost:** £275/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5315-3082-4002-0207-2106)

## Description

Wow, what great value for money!

Able Estates are delighted to bring to the market this compact and bijou 2 Bedroom Starter Home.

The property is situated next to the canal and just a short walk to the bus stop, shops, schools and parkland.

The accommodation boasts Lounge with open plan Kitchen,  two Bedrooms and a Bathroom.

Boasting Double Glazing, Gas Central Heating, secluded private Garden and Vacant Possession.

Viewing comes highly recommended.

**Lounge/Open plan Kitchen - 18'2" (5.54m) x 11'8" (3.56m)**

**Bedroom One - 8'5" (2.57m) x 7'8" (2.34m)**

**Bedroom 2 - 8'3" (2.51m) x 5'2" (1.57m)**

**what3words /// ** video.trips.other

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Purchasers must undertake their own due diligence into the working order of these items. All measurements are approximate and photographs provided for guidance only.

**Identification checks**

Should a purchaser(s) have an offer accepted on a property marketed by Able Estates, they will need to undertake an identification check.  This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement.  We use a specialist third party service to verify your identity.  The cost of these checks is £48 inc VAT per purchase, which is paid in advance when an offer is agreed and prior to a sales memorandum being issued.  This charge is non-refundable under any circumstances.  As part of the service, you will be given a 3-month free Lifetime Legal membership, which comes with free legal advice, a standard or mirror Will and Mover Protection.

## Property Photos

- ![Photo](/listings/photos/166839542/847064)
- ![Photo](/listings/photos/166839542/847065)
- ![Photo](/listings/photos/166839542/847066)
- ![Photo](/listings/photos/166839542/847067)
- ![Photo](/listings/photos/166839542/847068)
- ![Photo](/listings/photos/166839542/847069)
- ![Photo](/listings/photos/166839542/847070)
- ![Photo](/listings/photos/166839542/847071)

## Floorplans

- ![Floorplan 1](/listings/photos/166839542/847072) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/166839542/847073) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #483168
- **Address:** 19 WALSHAM CLOSE, THAMESMEAD, SE28 8ND
- **Certificate Issued:** 28/02/2003
- **Work Completed:** 13/01/2003
- **Items:** 5 window(s)

### FENSA Certificate #14953860
- **Address:** 19 Walsham Close, LONDON, SE28 8ND
- **Certificate Issued:** 19/12/2021
- **Work Completed:** 01/12/2021
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £252,000 | 16/02/2026 | Terraced |
| 19 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £42,000 | 11/05/1999 | 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] 31 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £415,000 | 09/01/2026 | Semi-detached |
| [Same street] 51 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £328,111 | 06/06/2025 | Terraced |
| [Same street] 10 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £270,000 | 27/07/2023 | Terraced |
| [Same street] 4 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £350,000 | 27/09/2022 | Terraced |
| [Same street] 9 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £256,000 | 09/09/2022 | Terraced |
| [Same street] 8 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £200,000 | 08/04/2022 | Terraced |
| [Same street] 33 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £375,000 | 31/03/2022 | Semi-detached |
| [Same street] 16 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £230,000 | 22/02/2022 | Terraced |
| [Same street] 22 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £353,000 | 21/02/2022 | Semi-detached |
| 21 BAYLISS AVENUE, LONDON, BEXLEY, GREATER LONDON, SE28 8NJ | £2,495,000 | 04/02/2022 | Other |
| [Same street] 35 WALSHAM CLOSE, LONDON, BEXLEY, GREATER LONDON, SE28 8ND | £279,995 | 28/01/2022 | Terraced |

**Street average:** £305,711 (10 sales)
**Area average:** £2,495,000 (1 sale)

## Price vs local average

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

- **Local average:** £352,500 (2 Other, SE28, 2024–2026)
- **Deviation:** -29.1%

## Rental Range

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

- **Low:** £1,375/mo
- **Realistic:** £1,528/mo
- **Optimistic:** £1,681/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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 Terraced House, Kingfisher Close, SE28 | £1,700/mo | 2 | 0.08 miles | OpenRent |
| 2 Bed Flat, Voyagers Close, SE28 | £1,700/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Voyagers Close, SE28 | £1,700/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Greenhaven Drive, SE28 | £1,850/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £1,738/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £520/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.6%

*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:** £6,579/m²

## Capital growth trend

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

- **10y growth:** -96.2%

## House Price Index (HM Land Registry)

*Official index for Bexley; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 12.6%
- **10y growth (index):** 31%

## 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)