# 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 | | Construction age | England and Wales: 1900-1929 | | Floor area | 105 m² | | Last sold | £825,000 Oct 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 01/09/2032 - **Current heating cost:** £630/year - **Est. upgrade cost to C:** £19,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - 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/0380-2582-1110-2902-3911) ## 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 - ![Photo](/listings/photos/123063596/725622) - ![Photo](/listings/photos/123063596/725623) - ![Photo](/listings/photos/123063596/725624) - ![Photo](/listings/photos/123063596/725625) - ![Photo](/listings/photos/123063596/725628) - ![Photo](/listings/photos/123063596/725637) - ![Photo](/listings/photos/123063596/725640) - ![Photo](/listings/photos/123063596/725642) - ![Photo](/listings/photos/123063596/725645) - ![Photo](/listings/photos/123063596/725647) - ![Photo](/listings/photos/123063596/725649) - ![Photo](/listings/photos/123063596/725651) - ![Photo](/listings/photos/123063596/725654) - ![Photo](/listings/photos/123063596/725657) - ![Photo](/listings/photos/123063596/725662) - ![Photo](/listings/photos/123063596/725663) ## 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).* ## Price per Square Metre - **£/m²:** £7,619/m² ## 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)