Sold House

33 SIDDONS ROAD

LONDON, GREATER LONDON SE23 2JH

4 beds 1 baths 1,324 sq ft Listed 21 Feb 2024 (-854d)

£700,000

Guide Price

Save

# 4 bedroom house for sale (SE23 2JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 SIDDONS ROAD, LONDON, GREATER LONDON SE23 2JH |
| Price | £700,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 123 m² |
| Last sold | £700,000 Sep 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 18/02/2034
- **Current heating cost:** £1,754/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/9013-3035-3202-1264-0204)

## Description

**Guide price £700,000-£750,000.**A wonderful four bedroom family home for sale on Siddons Road with a private south west facing garden. Offered chain free.

Set over 1395sq ft, this charming property comprises a , separate dining room, four bedrooms, tiled bathroom suite, separate eat-in kitchen and a private rear garden which can be accessed from both kitchen and dining room. Further benefits include side access, double glazing, spacious landing, downstairs WC, built-in wardrobes, an abundance of light, plenty of storage and so much more.

Located approximately 0.5 miles from Forest Hill station offering excellent transport links into London Bridge, Victoria, Blackfriars, Charing Cross, Canada Water and many other locations. It is also close to very popular primary schools and various other local amenities including a variety of restaurants, coffee shops, gastro pubs and parks.

Viewings are highly recommended, call the Pedder Forest Hill Sales team to arrange a viewing.

EPC: D | Council Tax Band: D

## Property Photos

- ![Photo](/listings/photos/144985049/725598)
- ![Photo](/listings/photos/144985049/725600)
- ![Photo](/listings/photos/144985049/725601)
- ![Photo](/listings/photos/144985049/725602)
- ![Photo](/listings/photos/144985049/725603)
- ![Photo](/listings/photos/144985049/725604)
- ![Photo](/listings/photos/144985049/725605)
- ![Photo](/listings/photos/144985049/725607)
- ![Photo](/listings/photos/144985049/725609)
- ![Photo](/listings/photos/144985049/725611)
- ![Photo](/listings/photos/144985049/725612)

## Floorplans

- ![Floorplan 1](/listings/photos/144985049/725614) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/144985049/725615) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #16751283
- **Address:** 33 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 17/04/2025
- **Work Completed:** 07/02/2025
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #17025270
- **Address:** 33 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 02/11/2025
- **Work Completed:** 23/10/2025
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £700,000 | 27/09/2024 | 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 |
| [Same street] 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £395,500 | 20/06/2025 | Flat |
| [Same street] 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £825,000 | 21/10/2022 | Terraced |
| 5 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DY | £1,200 | 26/08/2022 | Other |
| [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:** £502,583 (6 sales)
**Area average:** £1,200 (1 sale)

## Price vs local average

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

- **Local average:** £75,000 (1 Other, SE23, 2024–2026)
- **Deviation:** +833.3%

## 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):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £227,625
- **Target investor price (1%):** £182,100

*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:** £5,691/m²

## House Price Index (HM Land Registry)

*Official index for Lewisham; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 4.6%
- **10y growth (index):** 15.3%

## 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

123 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£700,000 Sep 2024

Price per m²

£5,691/m²

Local average

£75,000 (+833.3%)

Deprivation

Decile 6 (17,818 of 33,755)

Street crime

502 incidents within 1 mile (Apr 2026)

Key features

Chain free
Set over 1395sq ft
Spacious front reception room complete with bay window
Separate eat-in kitchen
Private south west facing private garden
Four bedrooms
Side access
Spacious landing
0.5 miles from Forest Hill station

Additional details

Garden: Yes

Description

Guide price £700,000-£750,000.A wonderful four bedroom family home for sale on Siddons Road with a private south west facing garden. Offered chain free.

Set over 1395sq ft, this charming property comprises a , separate dining room, four bedrooms, tiled bathroom suite, separate eat-in kitchen and a private rear garden which can be accessed from both kitchen and dining room. Further benefits include side access, double glazing, spacious landing, downstairs WC, built-in wardrobes, an abundance of light, plenty of storage and so much more.

Located approximately 0.5 miles from Forest Hill station offering excellent transport links into London Bridge, Victoria, Blackfriars, Charing Cross, Canada Water and many other locations. It is also close to very popular primary schools and various other local amenities including a variety of restaurants, coffee shops, gastro pubs and parks.

Viewings are highly recommended, call the Pedder Forest Hill Sales team to arrange a viewing.

EPC: D | Council Tax Band: D

Listed by

Forest Hill

Pedder

Reference: 144985049

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 19/02/2024

Expiry date: 18/02/2034

Current heating cost: £1,754/year

Potential heating cost: £1,078/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)
Solar water heating (£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 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 #16751283 Recent

Property Details

Street: 33 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 1 window and 1 door

Certificate Issued: 17/04/2025

Work Completed: 07/02/2025

This certificate data was retrieved from FENSA's database

FENSA Certificate #17025270 Recent

Property Details

Street: 33 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 2 windows

Certificate Issued: 02/11/2025

Work Completed: 23/10/2025

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	27/09/2024 (1 year ago)	£700,000	—

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
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
Same street 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£395,500	20/06/2025	Flat
Same street 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£825,000	21/10/2022	Terraced
5 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DY	£1,200	26/08/2022	Other
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: £502,583 (6 sales)

Area average: £1,200 (1 sale)

Capital growth trend

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

1y (index) -0.9%

5y (index) 4.6%

10y (index) 15.3%

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 2JH

Nearby

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

Type	Name	Distance
Shop	Siddons News	0.0 miles
Bus stop	Siddons Road	0.1 miles
Shop	Corner Shop	0.1 miles
Train station	Forest Hill	0.4 miles
Train station	Sydenham	0.8 miles
Hospital	Sloane Hospital	2.6 miles
Hospital	British Home & Hospital for Incurables	2.8 miles
University	University of Greenwich	3.6 miles
University	University of Wales Trinity Saint David London Campus	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	127
Anti-social behaviour	101
Vehicle crime	56
Shoplifting	43
Public order	41
Criminal damage and arson	31
Other theft	30
Robbery	20
Burglary	16
Theft from the person	13
Drugs	11
Other crime	7
Possession of weapons	5
Bicycle theft	1
Total incidents	502

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
Perrymount Primary School	Primary	0.1 miles	Good — 15 Jan 2013
Kilmorie Primary School	Primary	0.3 miles	Good — 11 Sep 2024
St George's CofE Primary School	Primary	0.3 miles	Good — 13 Jul 2011
Forest Hill School	Secondary	0.4 miles	Good — 1 Feb 2024
Brent Knoll School	Other	0.4 miles	Good — 7 Sep 2015

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.26%

Max investor price (0.8%) £227,625

Target investor price (1%) £182,100

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).