# 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- **Expiry date:** 12/03/2025 — **EXPIRED** (no longer valid for marketing or letting)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)