Sold STC Terraced

49 SIDDONS ROAD

LONDON, GREATER LONDON SE23 2JH

3 beds 1 baths 105 m² Listed 4 May 2022 (-1513d)

£800,000

Offers in Excess of

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# 3 bedroom terraced house for sale (SE23 2JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 49 SIDDONS ROAD, LONDON, GREATER LONDON SE23 2JH |
| Price | £800,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £825,000 Oct 2022 |

## Description

This fabulous, three-bedroom, terraced family home with a west-facing garden is located on a much sought-after road within close proximity to Forest Hill station.

Walking through the front door into a generous hallway, you have a front double reception to your right complete with large bay window and working fireplace Early Viewing is highly recommended

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/123063596/725664) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/123063596/725665) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £825,000 | 21/10/2022 | Terraced |
| 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £592,000 | 14/06/2019 | Terraced |
| 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £380,000 | 09/03/2012 | Terraced |
| 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £112,000 | 30/04/1999 | 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] 57B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £360,000 | 28/01/2026 | Flat |
| [Same street] 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £550,000 | 05/12/2025 | Flat |
| 60 TRILBY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DN | £750,000 | 21/11/2025 | Terraced |
| [Same street] 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £395,500 | 20/06/2025 | Flat |
| [Same street] 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £700,000 | 27/09/2024 | Terraced |
| 130 WOOLSTONE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2TF | £585,000 | 08/12/2023 | Terraced |
| 32 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW | £435,000 | 27/10/2023 | Terraced |
| 146 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY | £680,000 | 29/09/2023 | Terraced |
| 72 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY | £900,000 | 14/08/2023 | Terraced |
| 4 CIBBER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EF | £725,000 | 12/05/2023 | Terraced |
| 42 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE | £625,000 | 09/12/2022 | Terraced |
| 78 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW | £890,000 | 02/12/2022 | Terraced |
| 39 FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DZ | £1,150,000 | 07/10/2022 | Terraced |
| 129 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ | £785,000 | 30/08/2022 | Terraced |
| 3 TREVISO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EB | £770,000 | 15/07/2022 | Terraced |
| 143 PERRY VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 2JB | £1,406,000 | 13/07/2022 | Terraced |
| 18 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ | £760,000 | 04/07/2022 | Terraced |
| 60 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR | £817,600 | 26/05/2022 | Terraced |
| 149 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ | £705,000 | 10/05/2022 | Terraced |
| 38 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DU | £487,700 | 06/05/2022 | Terraced |
| 9 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2ED | £728,480 | 28/04/2022 | Terraced |
| 56 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR | £845,000 | 22/04/2022 | Terraced |
| 98 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY | £653,000 | 11/04/2022 | Terraced |
| 50 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE | £596,000 | 17/03/2022 | Terraced |
| [Same street] 53 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £425,000 | 26/11/2021 | Terraced |
| [Same street] 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £460,000 | 24/11/2021 | Flat |

**Street average:** £481,750 (6 sales)
**Area average:** £764,689 (20 sales)

## Price vs local average

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

- **Local average:** £713,797 (29 Terraced, SE23, 2024–2026)
- **Deviation:** +12.1%

## Rental Range

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

- **Low:** £1,639/mo
- **Realistic:** £1,821/mo
- **Optimistic:** £2,003/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 Bungalow, Hindsleys Place, SE23 | £2,500/mo | 3 | 0.32 miles | OpenRent |
| 3 Bed End Terrace, Warwick Court, SE26 | £2,595/mo | 3 | 0.43 miles | OpenRent |

**Average rent: £2,548/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £318,500
- **Target investor price (1%):** £254,800

*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 £2,548/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.2×
- **Monthly cashflow:** £-882/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*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).*

## Capital growth trend

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

- **5y growth:** 6.5%
- **10y growth:** 23.8%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Terraced series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 12%
- **10y growth (index):** 26.8%

## 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

FREEHOLD

Floor area

105 m²

Last sold

£825,000 Oct 2022

Local average

£713,797 (+12.1%)

Deprivation

Decile 6 (17,818 of 33,755)

Street crime

502 incidents within 1 mile (Apr 2026)

Key features

Period Property
High Specifcation
Three Bedrooms
Double Reception Room
21'7 West Facing Garden
EPC Rating TBC

Additional details

Garden: Yes

Description

This fabulous, three-bedroom, terraced family home with a west-facing garden is located on a much sought-after road within close proximity to Forest Hill station.
Walking through the front door into a generous hallway, you have a front double reception to your right complete with large bay window and working fireplace Early Viewing is highly recommended

Listed by

Forest Hill

Kinleigh Folkard & Hayward

Reference: 123063596

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

637% since 1999

Event	Date	Price	% change
Sold	21/10/2022 (3 years ago)	£825,000	+39.4%
Sold	14/06/2019 (7 years ago)	£592,000	+55.8%
Sold	09/03/2012 (14 years ago)	£380,000	+239.3%
Sold	30/04/1999 (27 years ago)	£112,000	—

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 57B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£360,000	28/01/2026	Flat
Same street 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£550,000	05/12/2025	Flat
60 TRILBY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DN	£750,000	21/11/2025	Terraced
Same street 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£395,500	20/06/2025	Flat
Same street 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£700,000	27/09/2024	Terraced
130 WOOLSTONE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2TF	£585,000	08/12/2023	Terraced
32 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW	£435,000	27/10/2023	Terraced
146 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY	£680,000	29/09/2023	Terraced
72 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY	£900,000	14/08/2023	Terraced
4 CIBBER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EF	£725,000	12/05/2023	Terraced
42 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE	£625,000	09/12/2022	Terraced
78 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW	£890,000	02/12/2022	Terraced
39 FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DZ	£1,150,000	07/10/2022	Terraced
129 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ	£785,000	30/08/2022	Terraced
3 TREVISO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EB	£770,000	15/07/2022	Terraced
143 PERRY VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 2JB	£1,406,000	13/07/2022	Terraced
18 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ	£760,000	04/07/2022	Terraced
60 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR	£817,600	26/05/2022	Terraced
149 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ	£705,000	10/05/2022	Terraced
38 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DU	£487,700	06/05/2022	Terraced
9 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2ED	£728,480	28/04/2022	Terraced
56 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR	£845,000	22/04/2022	Terraced
98 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY	£653,000	11/04/2022	Terraced
50 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE	£596,000	17/03/2022	Terraced
Same street 53 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£425,000	26/11/2021	Terraced
Same street 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£460,000	24/11/2021	Flat

Street average: £481,750 (6 sales)

Area average: £764,689 (20 sales)

Capital growth trend

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

5y growth 6.5%

10y growth 23.8%

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

1y (index) 2%

5y (index) 12%

10y (index) 26.8%

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 2JH

Nearby

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

Type	Name	Distance
Shop	Siddons News	0.0 miles
Bus stop	Siddons Road	0.1 miles
Shop	Corner Shop	0.1 miles
Train station	Forest Hill	0.4 miles
Train station	Sydenham	0.8 miles
Hospital	Sloane Hospital	2.6 miles
Hospital	British Home & Hospital for Incurables	2.8 miles
University	University of Greenwich	3.6 miles
University	University of Wales Trinity Saint David London Campus	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	127
Anti-social behaviour	101
Vehicle crime	56
Shoplifting	43
Public order	41
Criminal damage and arson	31
Other theft	30
Robbery	20
Burglary	16
Theft from the person	13
Drugs	11
Other crime	7
Possession of weapons	5
Bicycle theft	1
Total incidents	502

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
Perrymount Primary School	Primary	0.1 miles	Good — 15 Jan 2013
Kilmorie Primary School	Primary	0.3 miles	Good — 11 Sep 2024
St George's CofE Primary School	Primary	0.3 miles	Good — 13 Jul 2011
Forest Hill School	Secondary	0.4 miles	Good — 1 Feb 2024
Brent Knoll School	Other	0.4 miles	Good — 7 Sep 2015

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 Bungalow, Hindsleys Place, SE23	£2,500/mo	3	0.32 miles	OpenRent
3 Bed End Terrace, Warwick Court, SE26	£2,595/mo	3	0.43 miles	OpenRent

Average rent: £2,548/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £318,500

Target investor price (1%) £254,800

Gross yield 3.8%

Cost-to-rent ratio 26.2×

Monthly cashflow £-882/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.6%

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).