Sold STC Terraced

7 WARWICKSHIRE PATH

LONDON, GREATER LONDON SE8 4LN

3 beds 98 m² Listed 21 Jun 2015 (-4010d)

£400,000

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# 3 bedroom terraced house for sale (SE8 4LN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 WARWICKSHIRE PATH, LONDON, GREATER LONDON SE8 4LN |
| Price | £400,000 |
| Bedrooms | 3 |
| Last sold | £410,000 Sep 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 12/03/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £426/year
- **Est. upgrade cost to C:** £12,180

### Recommendations
- A (£100 - £350)
- E (£55)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0430-2847-7471-9195-8491)

## Description

A modern three bedroom terrace house located within easy reach of New Cross station and Goldsmiths College. Internally well presented, benefits include a fitted kitchen breakfast room, ground floor cloakroom/w.c and three generously proportioned bedrooms.

## Property Photos

- ![Picture No. 27](/listings/photos/35113191/307950) - Picture No. 27
- ![Picture No. 15](/listings/photos/35113191/307953) - Picture No. 15
- ![Picture No. 16](/listings/photos/35113191/307956) - Picture No. 16
- ![Picture No. 18](/listings/photos/35113191/307959) - Picture No. 18
- ![Picture No. 21](/listings/photos/35113191/307964) - Picture No. 21
- ![Picture No. 20](/listings/photos/35113191/307969) - Picture No. 20
- ![Picture No. 19](/listings/photos/35113191/307970) - Picture No. 19
- ![Picture No. 22](/listings/photos/35113191/307971) - Picture No. 22
- ![Picture No. 23](/listings/photos/35113191/307972) - Picture No. 23
- ![Picture No. 17](/listings/photos/35113191/307973) - Picture No. 17
- ![Picture No. 24](/listings/photos/35113191/307974) - Picture No. 24
- ![Picture No. 25](/listings/photos/35113191/307975) - Picture No. 25
- ![Picture No. 28](/listings/photos/35113191/307976) - Picture No. 28
- ![Map](/listings/photos/35113191/307978) - Map

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/35113191/307980) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #6730597
- **Address:** 7 Warwickshire Path, LONDON, SE8 4LN
- **Certificate Issued:** 10/08/2009
- **Work Completed:** 26/06/2009
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #4650128
- **Address:** 7 Warwickshire Path, LONDON, SE8 4LN
- **Certificate Issued:** 30/04/2007
- **Work Completed:** 20/03/2007
- **Items:** 4 window(s)

### FENSA Certificate #2555198
- **Address:** 7 Warwickshire Path, LONDON, SE8 4LN
- **Certificate Issued:** 21/03/2005
- **Work Completed:** 15/02/2005
- **Items:** 2 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £410,000 | 24/09/2015 | 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] 39 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £480,000 | 16/01/2026 | Terraced |
| 235 GLENVILLE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE8 4BT | £675,000 | 28/11/2025 | Terraced |
| [Same street] 55 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £527,000 | 27/03/2025 | Terraced |
| [Same street] 25 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £530,000 | 02/10/2023 | Terraced |
| 3 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £830,000 | 09/09/2022 | Terraced |
| 2 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £925,000 | 22/08/2022 | Terraced |
| 5 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £845,000 | 30/06/2022 | Terraced |
| 6 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £835,000 | 17/06/2022 | Terraced |
| 9 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £845,000 | 10/05/2022 | Terraced |
| 4 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £840,000 | 31/03/2022 | Terraced |
| 8 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £805,000 | 28/02/2022 | Terraced |
| 1 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £935,000 | 24/01/2022 | Terraced |
| 1 TURNPIKE CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE8 4NA | £530,000 | 11/11/2021 | Terraced |
| 98 AMERSHAM VALE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LF | £550,000 | 28/09/2021 | Terraced |

**Street average:** £512,333 (3 sales)
**Area average:** £783,182 (11 sales)

## Price vs local average

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

- **Local average:** £665,200 (10 Terraced, SE8, 2024–2026)
- **Deviation:** -39.9%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.45% (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:** £4,444/m²

## Capital growth trend

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

- **5y growth:** 33.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2%
- **5y growth (index):** 12%
- **10y growth (index):** 26.8%

## 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

98 m²

EPC rating

Last sold

£410,000 Sep 2015

Price per m²

£4,444/m²

Local average

£665,200 (-39.9%)

Deprivation

Decile 2 (4,986 of 33,755)

Street crime

881 incidents within 1 mile (Apr 2026)

Key features

3 Bedrooms
Cloakroom/W.C
Kitchen/Breakfast Room
Lounge
Garden

Additional details

Garden: Yes

Description

Listed by

New Cross & Peckham

Robinson Jackson

Reference: 35113191

EPC Rating & Upgrade Cost

This certificate expired on 12/03/2025. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: B

Inspection date: 13/03/2015

Expiry date: 12/03/2025 (expired)

Current heating cost: £426/year

Potential heating cost: £349/year

Est. upgrade cost to C: £12,180

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Low energy lighting for all fixed outlets (£55)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #6730597

Property Details

Street: 7 Warwickshire Path

Town: LONDON

Postcode: SE8 4LN

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 10/08/2009

Work Completed: 26/06/2009

This certificate data was retrieved from FENSA's database

FENSA Certificate #4650128

Property Details

Street: 7 Warwickshire Path

Town: LONDON

Postcode: SE8 4LN

Installation Details

Items: 4 windows

Certificate Issued: 30/04/2007

Work Completed: 20/03/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #2555198

Property Details

Street: 7 Warwickshire Path

Town: LONDON

Postcode: SE8 4LN

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 21/03/2005

Work Completed: 15/02/2005

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	24/09/2015 (10 years ago)	£410,000	—

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 39 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN	£480,000	16/01/2026	Terraced
235 GLENVILLE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE8 4BT	£675,000	28/11/2025	Terraced
Same street 55 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN	£527,000	27/03/2025	Terraced
Same street 25 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN	£530,000	02/10/2023	Terraced
3 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£830,000	09/09/2022	Terraced
2 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£925,000	22/08/2022	Terraced
5 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£845,000	30/06/2022	Terraced
6 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£835,000	17/06/2022	Terraced
9 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£845,000	10/05/2022	Terraced
4 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£840,000	31/03/2022	Terraced
8 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£805,000	28/02/2022	Terraced
1 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF	£935,000	24/01/2022	Terraced
1 TURNPIKE CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE8 4NA	£530,000	11/11/2021	Terraced
98 AMERSHAM VALE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LF	£550,000	28/09/2021	Terraced

Street average: £512,333 (3 sales)

Area average: £783,182 (11 sales)

Capital growth trend

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

5y growth 33.5%

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

1y (index) 2%

5y (index) 12%

10y (index) 26.8%

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 Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE8 4LN

Nearby

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

Type	Name	Distance
Shop	MOT Test Centre	0.1 miles
Shop	Elsewhere Coffee Roastery	0.2 miles
Train station	Deptford	0.2 miles
Bus stop	Exeter Way	0.2 miles
Bus stop	Fordham Park	0.2 miles
Train station	New Cross	0.2 miles
University	University of Greenwich	1.1 miles
University	Northeastern University London	2.6 miles
Hospital	Dental Hospital	2.8 miles
Hospital	King's College Hospital Emergency Department	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	237
Anti-social behaviour	216
Theft from the person	63
Other theft	53
Burglary	46
Drugs	45
Shoplifting	43
Vehicle crime	41
Criminal damage and arson	39
Public order	38
Robbery	23
Bicycle theft	17
Other crime	12
Possession of weapons	8
Total incidents	881

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
Grinling Gibbons Primary School	Primary	0.2 miles	Good — 16 Oct 2022
St Joseph's Catholic Primary School	Primary	0.2 miles	Good — 27 Jul 2023
Deptford Green School	Secondary	0.3 miles	Good — 15 Jun 2022
Tidemill Academy	Primary	0.3 miles	Good — 15 Jan 2023
Addey and Stanhope School	Secondary	0.3 miles	Good — 25 May 2018

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.45%

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).