Sold STC Semi-detached

13 BARGERY ROAD

LONDON, GREATER LONDON SE6 2LJ

5 beds 2 baths 1,873 sq ft Listed 12 Jul 2025 (-333d)

£1,100,000

Guide Price

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# 5 bedroom semi-detached house for sale (SE6 2LJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 BARGERY ROAD, LONDON, GREATER LONDON SE6 2LJ |
| Price | £1,100,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 174 m² |
| Last sold | £1,110,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £1,296/year
- **Est. upgrade cost to C:** £24,550

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- E (£50)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0000-1342-0522-8298-3123)

## Description

Built in 1906 is this beautiful Edwardian five-bedroom semi-detached home nestled on Bargery Road; a quiet, tree-lined street in the highly sought-after Culverley Conservation Area.

Spanning over 2,000sqft and with a circa 100ft+ garden it's an ideal purchase for any family looking for more space, both inside and out. On the ground floor, leading off the grand entrance hallway are 2 spacious reception rooms, the second of which, along with the kitchen/dining room, lead out into the oasis which is the rear garden offering a tranquil retreat amongst the mature trees to sit and unwind. Downstairs the property benefits from a handy utility room and shower room with further storage under the stairs. Upstairs are 5 bedrooms, of which 3 are generous doubles including the primary bedroom at almost 16'x16' and with large bay windows to the front of the property flooding the room with light. The family bathroom has the added bonus of a double basin and there's further potential to extend up, STPP.

Ideally located for commuters, the property is within easy reach of Catford and Bellingham stations, offering quick connections to Central London. The local area features a diverse mix of independent shops, supermarkets, restaurants, and cafés as well as a monthly food market. Families will appreciate the proximity to well-regarded nurseries and schools, including Rushey Green Primary School and St. Dunstan’s College, an esteemed independent school offering education from nursery through sixth form. Nearby green spaces, including the popular Mountsfield Park, Ladywell Fields and the scenic Waterlink Way, providing ample opportunities for outdoor activities.

With no onward chain, this is a wonderful opportunity to buy your forever home in London and make it your own.

**Tenure:** Freehold | **Council Tax:** Lewisham band F

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/164442044/545335) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/164442044/545338) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #12054658
- **Address:** 13 Bargery Road, LONDON, SE6 2LJ
- **Certificate Issued:** 28/11/2016
- **Work Completed:** 28/09/2016
- **Items:** 2 door(s)

### FENSA Certificate #16125919
- **Address:** 13 Bargery Road, LONDON, SE6 2LJ
- **Certificate Issued:** 14/01/2024
- **Work Completed:** 08/01/2024
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LJ | £1,110,000 | 24/10/2025 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 115 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NB | £1,300,000 | 14/08/2025 | Semi-detached |
| 84 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW | £880,000 | 22/07/2025 | Semi-detached |
| 89 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LP | £907,894 | 17/11/2023 | Semi-detached |
| 8 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NL | £660,000 | 20/10/2023 | Semi-detached |
| 65 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LP | £950,000 | 01/08/2023 | Semi-detached |
| [Same street] 23 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LJ | £915,000 | 14/06/2023 | Semi-detached |
| 26 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LN | £986,392 | 20/04/2023 | Semi-detached |
| 27 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LT | £1,027,000 | 13/12/2022 | Semi-detached |
| 43 PENERLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LH | £920,000 | 02/09/2022 | Semi-detached |
| 2 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NL | £767,500 | 04/08/2022 | Semi-detached |
| 57 PENERLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LH | £1,180,000 | 12/07/2022 | Semi-detached |
| 66 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW | £952,500 | 29/06/2022 | Semi-detached |
| 70 CULVERLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LA | £1,350,000 | 11/05/2022 | Semi-detached |
| 37 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NA | £925,000 | 11/05/2022 | Semi-detached |
| 86 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW | £925,000 | 27/04/2022 | Semi-detached |
| 43 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NA | £825,000 | 07/04/2022 | Semi-detached |
| 13 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LT | £845,000 | 31/01/2022 | Semi-detached |
| 112 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW | £867,000 | 01/12/2021 | Semi-detached |
| 69 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NB | £825,000 | 08/11/2021 | Semi-detached |
| 91 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NB | £900,000 | 30/06/2021 | Semi-detached |
| 39 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LT | £730,000 | 28/06/2021 | Semi-detached |

**Street average:** £915,000 (1 sale)
**Area average:** £936,164 (20 sales)

## Price vs local average

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

- **Local average:** £703,643 (24 Semi-detached, SE6, 2024–2026)
- **Deviation:** +56.3%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £2,618/mo

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £227,000
- **Target investor price (1%):** £181,600

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £6,322/m²

## Capital growth trend

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

- **5y growth:** 11.4%
- **10y growth:** 20.3%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 12%
- **10y growth (index):** 25.5%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

174 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£1,110,000 Oct 2025

Price per m²

£6,322/m²

Local average

£703,643 (+56.3%)

Deprivation

Decile 3 (9,109 of 33,755)

Street crime

815 incidents within 1 mile (Apr 2026)

Key features

Culverley Conservation Area
Semi - Detached
5 Bed Family Home
Circa 100ft+ Garden
Total Area: 2,014sqft.
0.6mi to Twin Catford Stations
No Onward Chain

Additional details

Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Built in 1906 is this beautiful Edwardian five-bedroom semi-detached home nestled on Bargery Road; a quiet, tree-lined street in the highly sought-after Culverley Conservation Area.
Spanning over 2,000sqft and with a circa 100ft+ garden it's an ideal purchase for any family looking for more space, both inside and out. On the ground floor, leading off the grand entrance hallway are 2 spacious reception rooms, the second of which, along with the kitchen/dining room, lead out into the oasis which is the rear garden offering a tranquil retreat amongst the mature trees to sit and unwind. Downstairs the property benefits from a handy utility room and shower room with further storage under the stairs. Upstairs are 5 bedrooms, of which 3 are generous doubles including the primary bedroom at almost 16'x16' and with large bay windows to the front of the property flooding the room with light. The family bathroom has the added bonus of a double basin and there's further potential to extend up, STPP.
Ideally located for commuters, the property is within easy reach of Catford and Bellingham stations, offering quick connections to Central London. The local area features a diverse mix of independent shops, supermarkets, restaurants, and cafés as well as a monthly food market. Families will appreciate the proximity to well-regarded nurseries and schools, including Rushey Green Primary School and St. Dunstan’s College, an esteemed independent school offering education from nursery through sixth form. Nearby green spaces, including the popular Mountsfield Park, Ladywell Fields and the scenic Waterlink Way, providing ample opportunities for outdoor activities.
With no onward chain, this is a wonderful opportunity to buy your forever home in London and make it your own.
Tenure: Freehold | Council Tax: Lewisham band F

Listed by

Catford

Robert Stanford Estate Agents

Reference: 164442044

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 14/09/2022

Current heating cost: £1,296/year

Potential heating cost: £654/year

Est. upgrade cost to C: £24,550

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£50)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #12054658

Property Details

Street: 13 Bargery Road

Town: LONDON

Postcode: SE6 2LJ

Installation Details

Items: 2 doors

Certificate Issued: 28/11/2016

Work Completed: 28/09/2016

This certificate data was retrieved from FENSA's database

FENSA Certificate #16125919 Recent

Property Details

Street: 13 Bargery Road

Town: LONDON

Postcode: SE6 2LJ

Installation Details

Items: 1 window and 1 door

Certificate Issued: 14/01/2024

Work Completed: 08/01/2024

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	24/10/2025 (7 months ago)	£1,110,000	—

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
115 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NB	£1,300,000	14/08/2025	Semi-detached
84 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW	£880,000	22/07/2025	Semi-detached
89 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LP	£907,894	17/11/2023	Semi-detached
8 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NL	£660,000	20/10/2023	Semi-detached
65 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LP	£950,000	01/08/2023	Semi-detached
Same street 23 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LJ	£915,000	14/06/2023	Semi-detached
26 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LN	£986,392	20/04/2023	Semi-detached
27 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LT	£1,027,000	13/12/2022	Semi-detached
43 PENERLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LH	£920,000	02/09/2022	Semi-detached
2 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NL	£767,500	04/08/2022	Semi-detached
57 PENERLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LH	£1,180,000	12/07/2022	Semi-detached
66 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW	£952,500	29/06/2022	Semi-detached
70 CULVERLEY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LA	£1,350,000	11/05/2022	Semi-detached
37 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NA	£925,000	11/05/2022	Semi-detached
86 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW	£925,000	27/04/2022	Semi-detached
43 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NA	£825,000	07/04/2022	Semi-detached
13 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LT	£845,000	31/01/2022	Semi-detached
112 BARGERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LW	£867,000	01/12/2021	Semi-detached
69 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NB	£825,000	08/11/2021	Semi-detached
91 INCHMERY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2NB	£900,000	30/06/2021	Semi-detached
39 ARRAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE6 2LT	£730,000	28/06/2021	Semi-detached

Street average: £915,000 (1 sale)

Area average: £936,164 (20 sales)

Capital growth trend

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

5y growth 11.4%

10y growth 20.3%

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

1y (index) 2.6%

5y (index) 12%

10y (index) 25.5%

Rental Range

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

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Inner South East London: £2,618/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE6 2LJ

Nearby

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

Type	Name	Distance
Bus stop	Inchmery Road	0.1 miles
Bus stop	Bargery Road	0.1 miles
Shop	Topps Tiles	0.2 miles
Shop	Instyle Franca's Hair Salon	0.2 miles
Train station	Catford Bridge	0.4 miles
Train station	Catford	0.5 miles
Hospital	Sloane Hospital	2.3 miles
University	University of Greenwich	2.9 miles
Hospital	King's College Hospital Emergency Department	3.8 miles
University	University of Wales Trinity Saint David London Campus	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	276
Anti-social behaviour	145
Public order	68
Shoplifting	64
Other theft	55
Vehicle crime	51
Criminal damage and arson	37
Burglary	31
Robbery	29
Drugs	20
Theft from the person	16
Possession of weapons	12
Other crime	9
Bicycle theft	2
Total incidents	815

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
Holy Cross Catholic Primary School	Primary	0.2 miles	Outstanding — 8 Feb 2017
Rushey Green Primary School	Primary	0.2 miles	Good — 30 Jan 2023
Conisborough College	Secondary	0.5 miles	Requires improvement — 6 Jul 2022
Athelney Primary School	Primary	0.5 miles	Good — 21 Sep 2022
St Dunstan's College	Other	0.5 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.17%

Max investor price (0.8%) £227,000

Target investor price (1%) £181,600

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).