Sold STC End of terrace

28 THORNWOOD ROAD

LONDON, GREATER LONDON SE13 5RG

4 beds 1 baths 120 m² Listed 14 Aug 2021 (-1813d)

£850,000

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# 4 bedroom end of terrace house for sale (SE13 5RG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 THORNWOOD ROAD, LONDON, GREATER LONDON SE13 5RG |
| Price | £850,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Last sold | £870,000 Nov 2021 |

## Description

Boasting period features throughout, on the ground floor there is a large lounge, dining room, kitchen and downstairs WC. On the first floor are two generously sized double bedrooms, a third smaller room and bathroom with separate WC. The loft has been converted creating a fourth bedroom and there is the benefit of gas and central heating throughout.

Outside is a lovely south facing rear garden with side access and room to extend.

Offered to the market chain free - call to now to view!

## Property Photos

- ![Photo](/listings/photos/111950435/1152034)
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## Floorplans

- ![Floorplan 1](/listings/photos/111950435/1152052) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/111950435/1152056) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #15503139
- **Address:** 28 Thornwood Road, LONDON, SE13 5RG
- **Certificate Issued:** 20/11/2022
- **Work Completed:** 17/11/2022
- **Items:** 8 window(s)

### FENSA Certificate #15544420
- **Address:** 28 Thornwood Road, LONDON, SE13 5RG
- **Certificate Issued:** 18/12/2022
- **Work Completed:** 01/12/2022
- **Items:** 8 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG | £870,000 | 29/11/2021 | 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 |
|---------|-------|------|------|
| 176 LEAHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NL | £855,000 | 06/02/2026 | Terraced |
| 22 CHILTONIAN MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 5FD | £540,000 | 19/12/2025 | Terraced |
| 1 HEREFORD GARDENS, LONDON, LEWISHAM, GREATER LONDON, SE13 5LU | £895,000 | 12/12/2025 | Terraced |
| [Same street] 25 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG | £995,000 | 25/11/2025 | Terraced |
| 104 FERNBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NH | £875,000 | 20/11/2025 | Terraced |
| 35 MANOR LANE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QW | £1,280,000 | 05/09/2025 | Terraced |
| 58 EFFINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8NU | £1,240,000 | 28/08/2025 | Terraced |
| 185 LEAHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5LW | £600,000 | 04/07/2025 | Terraced |
| 12 MANOR LANE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QP | £1,260,000 | 28/05/2025 | Terraced |
| [Same street] 19 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG | £1,302,000 | 02/01/2025 | Terraced |
| 68 FERNBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NF | £695,000 | 09/12/2024 | Terraced |
| [Same street] 20 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG | £1,030,000 | 09/08/2024 | Terraced |
| 72 EFFINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8NU | £1,075,000 | 20/12/2023 | Terraced |
| 72 LONGHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5LZ | £680,000 | 20/12/2023 | Terraced |
| 82 TAUNTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8PB | £700,000 | 14/12/2023 | Terraced |
| 19 CHILTONIAN MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 5FD | £369,000 | 01/12/2023 | Terraced |
| 85 LONGHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NA | £895,000 | 06/11/2023 | Terraced |
| 70 MANOR LANE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QP | £740,000 | 04/10/2023 | Terraced |
| 102 FERNBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NH | £850,000 | 23/08/2023 | Terraced |
| 87 TAUNTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8PA | £920,000 | 10/08/2023 | Terraced |
| 7 WOLFRAM CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QR | £535,000 | 27/07/2023 | Terraced |
| 16 CHILTONIAN MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 5FD | £690,000 | 23/06/2023 | Terraced |
| 110 LEAHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NN | £860,000 | 19/06/2023 | Terraced |
| [Same street] 7 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG | £1,060,000 | 22/11/2022 | Terraced |

**Street average:** £1,096,750 (4 sales)
**Area average:** £827,700 (20 sales)

## Price vs local average

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

- **Local average:** £822,443 (50 Terraced, SE13, 2024–2026)
- **Deviation:** +3.4%

## Rental Range

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

- **Low:** £1,643/mo
- **Realistic:** £1,825/mo
- **Optimistic:** £2,008/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,446/mo

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £228,125
- **Target investor price (1%):** £182,500

*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.*

## Capital growth trend

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

- **5y growth:** -10.9%
- **10y growth:** 44.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 12.9%
- **10y growth (index):** 26.1%

## 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

120 m²

Last sold

£870,000 Nov 2021

Local average

£822,443 (+3.4%)

Deprivation

Decile 6 (19,957 of 33,755)

Street crime

949 incidents within 1 mile (May 2026)

Key features

End of Terrace
In Need of Modernisation
Sought-after Location
Catchment area for 'Outstanding' Primary Schools
0.3 mi from Hither Green Station
South-Facing Garden
Total Area - 1,231sqft.

Additional details

Garden: Yes

Description

This magnificent end of terrace house is the perfect opportunity for a buyer looking for a renovation project. Situated on Thornwood Road, a well-sought after road in the heart of Hither Green, the location is second to none with Hither Green Station just 0.3 miles away, offering a range of commuter services to London Bridge, Cannon Street and Charing Cross. Popular with families, Thornwood Road falls within the catchment area for the 'Outstanding' rated Brindishe Lee and Brindishe Manor Primary Schools, as well as being a stones throw away from the popular Manor House Gardens.
Boasting period features throughout, on the ground floor there is a large lounge, dining room, kitchen and downstairs WC. On the first floor are two generously sized double bedrooms, a third smaller room and bathroom with separate WC. The loft has been converted creating a fourth bedroom and there is the benefit of gas and central heating throughout.
Outside is a lovely south facing rear garden with side access and room to extend.
Offered to the market chain free - call to now to view!

Listed by

Hither Green

Robert Stanford Estate Agents

Reference: 111950435

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

FENSA Certificates

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

FENSA Certificate #15503139 Recent

Property Details

Street: 28 Thornwood Road

Town: LONDON

Postcode: SE13 5RG

Installation Details

Items: 8 windows

Certificate Issued: 20/11/2022

Work Completed: 17/11/2022

This certificate data was retrieved from FENSA's database

FENSA Certificate #15544420 Recent

Property Details

Street: 28 Thornwood Road

Town: LONDON

Postcode: SE13 5RG

Installation Details

Items: 8 windows

Certificate Issued: 18/12/2022

Work Completed: 01/12/2022

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	29/11/2021 (4 years ago)	£870,000	—

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
176 LEAHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NL	£855,000	06/02/2026	Terraced
22 CHILTONIAN MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 5FD	£540,000	19/12/2025	Terraced
1 HEREFORD GARDENS, LONDON, LEWISHAM, GREATER LONDON, SE13 5LU	£895,000	12/12/2025	Terraced
Same street 25 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG	£995,000	25/11/2025	Terraced
104 FERNBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NH	£875,000	20/11/2025	Terraced
35 MANOR LANE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QW	£1,280,000	05/09/2025	Terraced
58 EFFINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8NU	£1,240,000	28/08/2025	Terraced
185 LEAHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5LW	£600,000	04/07/2025	Terraced
12 MANOR LANE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QP	£1,260,000	28/05/2025	Terraced
Same street 19 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG	£1,302,000	02/01/2025	Terraced
68 FERNBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NF	£695,000	09/12/2024	Terraced
Same street 20 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG	£1,030,000	09/08/2024	Terraced
72 EFFINGHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8NU	£1,075,000	20/12/2023	Terraced
72 LONGHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5LZ	£680,000	20/12/2023	Terraced
82 TAUNTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8PB	£700,000	14/12/2023	Terraced
19 CHILTONIAN MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 5FD	£369,000	01/12/2023	Terraced
85 LONGHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NA	£895,000	06/11/2023	Terraced
70 MANOR LANE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QP	£740,000	04/10/2023	Terraced
102 FERNBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NH	£850,000	23/08/2023	Terraced
87 TAUNTON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 8PA	£920,000	10/08/2023	Terraced
7 WOLFRAM CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE13 5QR	£535,000	27/07/2023	Terraced
16 CHILTONIAN MEWS, LONDON, LEWISHAM, GREATER LONDON, SE13 5FD	£690,000	23/06/2023	Terraced
110 LEAHURST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5NN	£860,000	19/06/2023	Terraced
Same street 7 THORNWOOD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RG	£1,060,000	22/11/2022	Terraced

Street average: £1,096,750 (4 sales)

Area average: £827,700 (20 sales)

Capital growth trend

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

5y growth -10.9%

10y growth 44.7%

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

1y (index) 1.6%

5y (index) 12.9%

10y (index) 26.1%

Rental Range

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

Low £1,643/mo

Realistic £1,825/mo

Optimistic £2,008/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Cambridge: £1,446/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE13 5RG

Nearby

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

Type	Name	Distance
Bus stop	Kellerton Road	0.1 miles
Shop	Bill's Barber Shop	0.1 miles
Shop	Unknown	0.1 miles
Train station	Hither Green	0.3 miles
Train station	Lee	0.6 miles
University	University of Greenwich	2.0 miles
Hospital	Sloane Hospital	3.2 miles
Hospital	King's College Hospital Emergency Department	4.2 miles
University	Northeastern University London	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	295
Shoplifting	185
Anti-social behaviour	163
Public order	69
Other theft	52
Vehicle crime	41
Drugs	36
Burglary	32
Robbery	25
Theft from the person	20
Bicycle theft	17
Other crime	6
Possession of weapons	6
Criminal damage and arson	2
Total incidents	949

Within 1 mile during May 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
Brindishe Manor School	Primary	0.2 miles	Outstanding — 26 Jun 2024
Trinity Church of England School, Lewisham	Other	0.2 miles	Good — 29 Nov 2016
Brindishe Lee School	Primary	0.3 miles	Good — 8 Nov 2023
St Margaret's Lee CofE Primary School	Primary	0.4 miles	Outstanding — 11 Sep 2024
Brindishe Green School	Primary	0.4 miles	Good — 26 Nov 2023

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.21%

Max investor price (0.8%) £228,125

Target investor price (1%) £182,500

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).