Sold STC Semi-detached

35 ETON ROAD

ORPINGTON, GREATER LONDON BR6 9HD

4 beds 1 baths 1,528 sq ft Listed 14 May 2025 (-392d)

£700,000

Guide Price

Reduced on 2 Jun 2025

Save

# 4 bedroom semi-detached house for sale (BR6 9HD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 ETON ROAD, ORPINGTON, GREATER LONDON BR6 9HD |
| Price | £700,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 142 m² |
| Last sold | £686,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £1,368/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2722-3550-2295-2005)

## Description

**GUIDE PRICE £700,000 - £725,000** Situated within a beautiful residential road is this highly desirable four bedroom family home offering contemperary style living,  sizeable rooms, stunning rear garden and off street parking.

The property is only moments from Chelsfield mainline station and has easy access to Orpington mainline station

Situated within a beautiful residential road is this highly desirable four bedroom family home offering contemporary style living, sizeable rooms, stunning rear garden and off-street parking.

The accommodation on offer comprises, entrance porch, entrance hall, 14'2 lounge, separate dining room, conservatory, and a large modern kitchen / diner. There is also the added benefit of a utility room and the fourth bedroom.

To the first floor there is a landing giving access to three double bedrooms, a family bathroom and a separate W.C.

Externally, the property benefits from a beautiful sunny garden with a workshop to rear. There is also off-street parking for multiple cars to the front.

The property is only moments from Chelsfield mainline station and has easy access to Orpington mainline station and is close to all the local amenities.

## Property Photos

- ![Picture No. 21](/listings/photos/161937158/203064) - Picture No. 21
- ![Picture No. 04](/listings/photos/161937158/203065) - Picture No. 04
- ![Picture No. 18](/listings/photos/161937158/203066) - Picture No. 18
- ![Picture No. 06](/listings/photos/161937158/203067) - Picture No. 06
- ![Picture No. 22](/listings/photos/161937158/203068) - Picture No. 22
- ![Picture No. 19](/listings/photos/161937158/203069) - Picture No. 19
- ![Picture No. 10](/listings/photos/161937158/203070) - Picture No. 10
- ![Picture No. 29](/listings/photos/161937158/203071) - Picture No. 29
- ![Picture No. 16](/listings/photos/161937158/203072) - Picture No. 16
- ![Picture No. 14](/listings/photos/161937158/203073) - Picture No. 14
- ![Picture No. 25](/listings/photos/161937158/203074) - Picture No. 25
- ![Picture No. 12](/listings/photos/161937158/203075) - Picture No. 12
- ![Picture No. 05](/listings/photos/161937158/203076) - Picture No. 05
- ![Picture No. 03](/listings/photos/161937158/203077) - Picture No. 03

## Floorplans

- ![Floorplan](/listings/photos/161937158/203078) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/161937158/203079) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #4641522
- **Address:** 35 Eton Road, ORPINGTON, BR6 9HD
- **Certificate Issued:** 30/04/2007
- **Work Completed:** 24/07/2006
- **Items:** 16 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD | £686,000 | 13/10/2025 | 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 |
|---------|-------|------|------|
| 182 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JA | £570,000 | 09/01/2026 | Semi-detached |
| 242 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JB | £485,000 | 19/12/2025 | Semi-detached |
| 218 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JB | £580,000 | 05/12/2025 | Semi-detached |
| 120 CHARTERHOUSE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9ER | £694,000 | 28/11/2025 | Semi-detached |
| 246 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JB | £550,000 | 28/11/2025 | Semi-detached |
| [Same street] 7 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD | £450,000 | 28/08/2025 | Detached |
| 61 STOWE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HG | £570,000 | 07/03/2025 | Semi-detached |
| 61 STOWE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HG | £570,000 | 07/03/2025 | Semi-detached |
| 9 MALVERN ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HA | £555,000 | 15/12/2023 | Semi-detached |
| 211 WARREN ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6ES | £537,000 | 04/12/2023 | Semi-detached |
| 270 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JE | £520,000 | 14/11/2023 | Semi-detached |
| [Same street] 11 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD | £605,000 | 05/07/2023 | Detached |
| 167 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HY | £630,000 | 22/05/2023 | Semi-detached |
| 5 CROWN CLOSE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6JP | £233,000 | 19/05/2023 | Semi-detached |
| 54 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HE | £520,000 | 14/12/2022 | Semi-detached |
| 13 WARREN DRIVE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6EX | £625,000 | 02/12/2022 | Semi-detached |
| 12 RUSSETT CLOSE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6HA | £285,000 | 23/11/2022 | Semi-detached |
| 55 ARUNDEL DRIVE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JQ | £600,000 | 22/11/2022 | Semi-detached |
| 177 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HZ | £536,000 | 09/11/2022 | Semi-detached |
| 145 CHARTERHOUSE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9EP | £675,000 | 09/11/2022 | Semi-detached |
| 3 STOWE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HG | £725,000 | 01/11/2022 | Semi-detached |
| 25 MALVERN ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HA | £275,000 | 26/09/2022 | Semi-detached |
| [Same street] 13 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD | £425,000 | 25/03/2022 | Semi-detached |
| [Same street] 45 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD | £520,000 | 11/03/2022 | Semi-detached |
| [Same street] 31 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD | £430,000 | 18/06/2021 | Semi-detached |

**Street average:** £486,000 (5 sales)
**Area average:** £536,750 (20 sales)

## Price vs local average

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

- **Local average:** £624,433 (46 Semi-detached, BR6, 2024–2026)
- **Deviation:** +12.1%

## Rental Range

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

- **Low:** £1,506/mo
- **Realistic:** £1,673/mo
- **Optimistic:** £1,840/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,446/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Court Road, BR6 | £2,750/mo | 4 | 0.35 miles | OpenRent |

**Average rent: £2,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £343,750
- **Target investor price (1%):** £275,000

*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 £2,750/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-307/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** £4,930/m²

## Capital growth trend

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

- **5y growth:** 17.2%
- **10y growth:** 30%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.3%
- **5y growth (index):** 16.6%
- **10y growth (index):** 28.5%

## 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

142 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£686,000 Oct 2025

Price per m²

£4,930/m²

Local average

£624,433 (+12.1%)

Deprivation

Decile 7 (21,090 of 33,755)

Street crime

80 incidents within 1 mile (Apr 2026)

Key features

* - Four Bedrooms
* - Kitchen / Diner
* - Beautiful Garden
* - Off Street Parking
* - Sought After Location
* - Close To Both Chelsfield and Orpington Stations

Additional details

Parking: Yes
Garden: Yes

Description

GUIDE PRICE £700,000 - £725,000 Situated within a beautiful residential road is this highly desirable four bedroom family home offering contemperary style living, sizeable rooms, stunning rear garden and off street parking.

The property is only moments from Chelsfield mainline station and has easy access to Orpington mainline station

Situated within a beautiful residential road is this highly desirable four bedroom family home offering contemporary style living, sizeable rooms, stunning rear garden and off-street parking.

The accommodation on offer comprises, entrance porch, entrance hall, 14'2 lounge, separate dining room, conservatory, and a large modern kitchen / diner. There is also the added benefit of a utility room and the fourth bedroom.

To the first floor there is a landing giving access to three double bedrooms, a family bathroom and a separate W.C.

Externally, the property benefits from a beautiful sunny garden with a workshop to rear. There is also off-street parking for multiple cars to the front.

The property is only moments from Chelsfield mainline station and has easy access to Orpington mainline station and is close to all the local amenities.

Listed by

Orpington

Andrews Estate Agents

Reference: 161937158

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/05/2025

Current heating cost: £1,368/year

Potential heating cost: £1,041/year

Est. upgrade cost to C: £19,500

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)
Floor insulation (solid floor) (£4,000 - £6,000)
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

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #4641522

Property Details

Street: 35 Eton Road

Town: ORPINGTON

Postcode: BR6 9HD

Installation Details

Items: 16 windows and 2 doors

Certificate Issued: 30/04/2007

Work Completed: 24/07/2006

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	13/10/2025 (7 months ago)	£686,000	—

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
182 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JA	£570,000	09/01/2026	Semi-detached
242 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JB	£485,000	19/12/2025	Semi-detached
218 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JB	£580,000	05/12/2025	Semi-detached
120 CHARTERHOUSE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9ER	£694,000	28/11/2025	Semi-detached
246 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JB	£550,000	28/11/2025	Semi-detached
Same street 7 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD	£450,000	28/08/2025	Detached
61 STOWE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HG	£570,000	07/03/2025	Semi-detached
61 STOWE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HG	£570,000	07/03/2025	Semi-detached
9 MALVERN ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HA	£555,000	15/12/2023	Semi-detached
211 WARREN ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6ES	£537,000	04/12/2023	Semi-detached
270 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JE	£520,000	14/11/2023	Semi-detached
Same street 11 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD	£605,000	05/07/2023	Detached
167 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HY	£630,000	22/05/2023	Semi-detached
5 CROWN CLOSE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6JP	£233,000	19/05/2023	Semi-detached
54 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HE	£520,000	14/12/2022	Semi-detached
13 WARREN DRIVE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6EX	£625,000	02/12/2022	Semi-detached
12 RUSSETT CLOSE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 6HA	£285,000	23/11/2022	Semi-detached
55 ARUNDEL DRIVE, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9JQ	£600,000	22/11/2022	Semi-detached
177 REPTON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HZ	£536,000	09/11/2022	Semi-detached
145 CHARTERHOUSE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9EP	£675,000	09/11/2022	Semi-detached
3 STOWE ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HG	£725,000	01/11/2022	Semi-detached
25 MALVERN ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HA	£275,000	26/09/2022	Semi-detached
Same street 13 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD	£425,000	25/03/2022	Semi-detached
Same street 45 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD	£520,000	11/03/2022	Semi-detached
Same street 31 ETON ROAD, ORPINGTON, BROMLEY, GREATER LONDON, BR6 9HD	£430,000	18/06/2021	Semi-detached

Street average: £486,000 (5 sales)

Area average: £536,750 (20 sales)

Capital growth trend

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

5y growth 17.2%

10y growth 30%

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

1y (index) 2.3%

5y (index) 16.6%

10y (index) 28.5%

Rental Range

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

Low £1,506/mo

Realistic £1,673/mo

Optimistic £1,840/mo

Based on Local Authority from postcode lookup → Bromley.

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 BR6 9HD

Nearby

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

Type	Name	Distance
Bus stop	Malvern Road	0.0 miles
Shop	M&S Simply Food	0.3 miles
Shop	Morrisons Daily	0.3 miles
Train station	Chelsfield	0.3 miles
Hospital	Orpington Hospital	0.5 miles
Hospital	Chelsfield Park Hospital	1.1 miles
Train station	Orpington	1.1 miles
University	University of Greenwich Avery Hill Campus	6.0 miles
University	Unknown	6.3 miles

Street-level crime

Category	Count
Violence and sexual offences	21
Anti-social behaviour	18
Other theft	8
Criminal damage and arson	6
Public order	6
Vehicle crime	6
Burglary	4
Other crime	4
Shoplifting	4
Drugs	1
Robbery	1
Theft from the person	1
Total incidents	80

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
The Highway Primary School	Primary	0.2 miles	Good — 16 Apr 2015
St Olave's and St Saviour's Grammar School	Secondary	0.4 miles	— (Inspected (no overall grade))
Warren Road Primary School	Primary	0.6 miles	Outstanding — 6 Feb 2023
Holy Innocents Catholic Primary School	Primary	0.7 miles	Good — 8 Dec 2017
Bromley Beacon Academy	Other	0.8 miles	Good — 10 Feb 2019

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
4 Bed Semi-Detached House, Court Road, BR6	£2,750/mo	4	0.35 miles	OpenRent

Average rent: £2,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £343,750

Target investor price (1%) £275,000

Gross yield 4.7%

Cost-to-rent ratio 21.2×

Monthly cashflow £-307/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.8%

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).