Sold STC Flat

FLAT 16

135 VANBRUGH HILL, LONDON, GREATER LONDON SE10 9HW

2 beds 2 baths 883 sq ft Listed 25 Mar 2024 (-810d)

£475,000

Guide Price

Save

# 2 bedroom apartment for sale (SE10 9HW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 16, 135 VANBRUGH HILL, LONDON, GREATER LONDON SE10 9HW |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 82 m² |
| Last sold | £485,000 Aug 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/03/2034
- **Current heating cost:** £396/year
- **Est. upgrade cost to C:** £2,185

### Recommendations
- E (£30)
- L2 (£1,200 - £1,800)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8700-5594-0522-2028-3743)

## Description

Guide Price £475,000 - £500,000

Forming part of a former cinema this is a spacious second floor flat.

Offered with the benefit of no chain the accommodation briefly comprises, two double bedrooms, two bathrooms and large open/plan kitchen living room.

Externally the flat has a terrace and a balcony and the building has a communal roof terrace with lovely views and a residents only gym. The apartments also comes with an allocated underground parking space.

Location wise its a commuters dream!, buses run outside providing access to North Greenwich Jubilee station, Maze Hill mainline is close by with historic Greenwich a little further.

All in all this represents a great first time purchase.

## Property Photos

- ![Picture No. 04](/listings/photos/146118941/356169) - Picture No. 04
- ![Picture No. 19](/listings/photos/146118941/356170) - Picture No. 19
- ![Picture No. 01](/listings/photos/146118941/356171) - Picture No. 01
- ![Picture No. 05](/listings/photos/146118941/356172) - Picture No. 05
- ![Picture No. 08](/listings/photos/146118941/356173) - Picture No. 08
- ![Picture No. 20](/listings/photos/146118941/356174) - Picture No. 20
- ![Picture No. 12](/listings/photos/146118941/356175) - Picture No. 12
- ![Picture No. 14](/listings/photos/146118941/356176) - Picture No. 14
- ![Picture No. 16](/listings/photos/146118941/356177) - Picture No. 16
- ![Picture No. 15](/listings/photos/146118941/356178) - Picture No. 15
- ![Picture No. 13](/listings/photos/146118941/356179) - Picture No. 13
- ![Picture No. 10](/listings/photos/146118941/356180) - Picture No. 10

## Floorplans

- ![Floorplan](/listings/photos/146118941/356181) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146118941/356182) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 135 FLAT 16 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW | £485,000 | 23/08/2024 | Flat |
| 135 FLAT 16 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW | £320,000 | 30/07/2010 | Flat |
| 135 FLAT 16 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW | £181,950 | 15/11/1999 | 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 |
|---------|-------|------|------|
| 18 FLAT 405 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GU | £536,500 | 19/12/2025 | Flat |
| 16 FLAT 302 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GT | £500,000 | 28/11/2025 | Flat |
| 9 FLAT 16 HAZEL LANE, LONDON, GREENWICH, GREATER LONDON, SE10 9FZ | £330,000 | 22/08/2025 | Flat |
| 8 FLAT 506 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GQ | £385,000 | 08/11/2024 | Flat |
| 79 PELTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 9AN | £370,000 | 01/12/2023 | Flat |
| 10 FLAT 301 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GR | £415,000 | 17/11/2023 | Flat |
| 9 FLAT 25 HAZEL LANE, LONDON, GREENWICH, GREATER LONDON, SE10 9FZ | £340,000 | 03/10/2023 | Flat |
| 11 FLAT 1 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GF | £440,000 | 25/08/2023 | Flat |
| 4 FLAT 107 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GN | £507,200 | 21/07/2023 | Flat |
| 9 FLAT 20 HAZEL LANE, LONDON, GREENWICH, GREATER LONDON, SE10 9FZ | £585,000 | 19/06/2023 | Flat |
| HOWARTH HOUSE, 125 FLAT 2 PELTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 9AN | £327,500 | 04/05/2023 | Flat |
| 220A TRAFALGAR ROAD, GREENWICH, LONDON, GREATER LONDON, SE10 9ER | £400,000 | 06/04/2023 | Flat |
| 4 FLAT 4 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GB | £487,500 | 16/03/2023 | Flat |
| 10 FLAT 507 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GR | £590,000 | 15/03/2023 | Flat |
| 16 FLAT 304 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GT | £408,000 | 24/02/2023 | Flat |
| 4 FLAT 19 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GB | £495,000 | 27/01/2023 | Flat |
| 4 FLAT 43 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GB | £517,500 | 30/11/2022 | Flat |
| 10 FLAT 508 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GR | £420,000 | 25/11/2022 | Flat |
| 11 FLAT 7 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GF | £452,250 | 25/11/2022 | Flat |
| 16 FLAT 604 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GT | £782,000 | 18/11/2022 | Flat |
| [Same street] 135 FLAT 9 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW | £445,000 | 17/06/2022 | Flat |
| [Same street] 135 FLAT 6 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW | £365,000 | 14/02/2022 | Flat |

**Street average:** £405,000 (2 sales)
**Area average:** £464,423 (20 sales)

## Price vs local average

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

- **Local average:** £461,068 (82 Flat, SE10, 2024–2026)
- **Deviation:** +3%

## 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 North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 Flat, Sir Walter Raleigh Court, SE10 | £2,600/mo | 2 | 0.24 miles | OpenRent |

**Average rent: £2,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £444/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £5,793/m²

## Capital growth trend

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

- **5y growth:** -13.1%
- **10y growth:** -4.8%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.9%
- **5y growth (index):** -0.1%
- **10y growth (index):** 14.5%

## 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)

Picture No. 04 Picture No. 19 Picture No. 01 Picture No. 05 Picture No. 08 Picture No. 20 Picture No. 12 Picture No. 14 Picture No. 16 Picture No. 15 Picture No. 13 Picture No. 10

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Property details

Tenure

LEASEHOLD (99 years remaining on lease)

Floor area

82 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£485,000 Aug 2024

Price per m²

£5,793/m²

Local average

£461,068 (+3%)

Street crime

544 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes

Description

Guide Price £475,000 - £500,000

Forming part of a former cinema this is a spacious second floor flat.

Offered with the benefit of no chain the accommodation briefly comprises, two double bedrooms, two bathrooms and large open/plan kitchen living room.

Externally the flat has a terrace and a balcony and the building has a communal roof terrace with lovely views and a residents only gym. The apartments also comes with an allocated underground parking space.

Location wise its a commuters dream!, buses run outside providing access to North Greenwich Jubilee station, Maze Hill mainline is close by with historic Greenwich a little further.

All in all this represents a great first time purchase.

Listed by

Greenwich

Dexters

Reference: 146118941

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 21/03/2024

Expiry date: 20/03/2034

Current heating cost: £396/year

Potential heating cost: £318/year

Est. upgrade cost to C: £2,185

Recommendations

Low energy lighting for all fixed outlets (£30)
High heat retention storage heaters (£1,200 - £1,800)
Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

167% since 1999

Event	Date	Price	% change
Sold	23/08/2024 (1 year ago)	£485,000	+51.6%
Sold	30/07/2010 (15 years ago)	£320,000	+75.9%
Sold	15/11/1999 (26 years ago)	£181,950	—

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
18 FLAT 405 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GU	£536,500	19/12/2025	Flat
16 FLAT 302 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GT	£500,000	28/11/2025	Flat
9 FLAT 16 HAZEL LANE, LONDON, GREENWICH, GREATER LONDON, SE10 9FZ	£330,000	22/08/2025	Flat
8 FLAT 506 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GQ	£385,000	08/11/2024	Flat
79 PELTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 9AN	£370,000	01/12/2023	Flat
10 FLAT 301 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GR	£415,000	17/11/2023	Flat
9 FLAT 25 HAZEL LANE, LONDON, GREENWICH, GREATER LONDON, SE10 9FZ	£340,000	03/10/2023	Flat
11 FLAT 1 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GF	£440,000	25/08/2023	Flat
4 FLAT 107 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GN	£507,200	21/07/2023	Flat
9 FLAT 20 HAZEL LANE, LONDON, GREENWICH, GREATER LONDON, SE10 9FZ	£585,000	19/06/2023	Flat
HOWARTH HOUSE, 125 FLAT 2 PELTON ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 9AN	£327,500	04/05/2023	Flat
220A TRAFALGAR ROAD, GREENWICH, LONDON, GREATER LONDON, SE10 9ER	£400,000	06/04/2023	Flat
4 FLAT 4 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GB	£487,500	16/03/2023	Flat
10 FLAT 507 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GR	£590,000	15/03/2023	Flat
16 FLAT 304 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GT	£408,000	24/02/2023	Flat
4 FLAT 19 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GB	£495,000	27/01/2023	Flat
4 FLAT 43 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GB	£517,500	30/11/2022	Flat
10 FLAT 508 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GR	£420,000	25/11/2022	Flat
11 FLAT 7 LAMBARDE SQUARE, LONDON, GREENWICH, GREATER LONDON, SE10 9GF	£452,250	25/11/2022	Flat
16 FLAT 604 HAWTHORNE CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE10 9GT	£782,000	18/11/2022	Flat
Same street 135 FLAT 9 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW	£445,000	17/06/2022	Flat
Same street 135 FLAT 6 VANBRUGH HILL, LONDON, GREENWICH, GREATER LONDON, SE10 9HW	£365,000	14/02/2022	Flat

Street average: £405,000 (2 sales)

Area average: £464,423 (20 sales)

Capital growth trend

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

5y growth -13.1%

10y growth -4.8%

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

1y (index) -1.9%

5y (index) -0.1%

10y (index) 14.5%

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 North East London: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE10 9HW

Nearby

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

Type	Name	Distance
Bus stop	The Plaza	0.0 miles
Shop	Elton's Barbers	0.0 miles
Shop	Classics	0.0 miles
Train station	Maze Hill	0.3 miles
Train station	Westcombe Park	0.5 miles
University	University of Greenwich	0.7 miles
Hospital	A&E Department	2.8 miles
Hospital	Rainbow Ward	2.9 miles
University	Northeastern University London	3.7 miles

Street-level crime

Category	Count
Anti-social behaviour	119
Violence and sexual offences	110
Shoplifting	91
Other theft	42
Criminal damage and arson	32
Vehicle crime	27
Public order	24
Burglary	23
Drugs	22
Robbery	22
Theft from the person	16
Other crime	10
Possession of weapons	4
Bicycle theft	2
Total incidents	544

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
St Joseph's Catholic Primary School	Primary	0.1 miles	Good — 14 Jun 2023
Robert Owen Nursery School	Nursery	0.2 miles	Outstanding — 17 Sep 2013
Christ Church Church of England Primary School	Primary	0.2 miles	Good — 17 Apr 2013
Halstow Primary School	Primary	0.3 miles	Good — 10 Nov 2021
Meridian Primary School	Primary	0.4 miles	Good — 14 Nov 2022

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 Flat, Sir Walter Raleigh Court, SE10	£2,600/mo	2	0.24 miles	OpenRent

Average rent: £2,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £325,000

Target investor price (1%) £260,000

Gross yield 6.6%

Cost-to-rent ratio 15.2×

Monthly cashflow £444/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.9%

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).