# 3 bedroom semi-detached house for sale (DA16 3NG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 EDISON ROAD, WELLING, GREATER LONDON DA16 3NG |
| Price | £250,000 |
| Bedrooms | 3 |
| Last sold | £240,000 Nov 2010 |

## Description

FAST START - The seller of this property has opted for our FAST START package, making the moving timescale much shorter for you - call for more details.

Mann Countrywide are pleased to offer to the market this extended three bedroom semi detached house in good decorative order with kitchen/diner finished in real wood with integrated fridge/freezer, washing machine, dryer and dishwasher. In the original kitchen space is now an office (with potential for a ground floor bathroom), there is a through lounge and the 32' x 21' garden is accessed via the kitchen and has side access. The property is located approximately half a mile from Welling station and on bus routes and there is off street parking to the front.

## Property Photos

- ![Photo](/listings/photos/25832872/400446)
- ![Photo](/listings/photos/25832872/400448)
- ![Photo](/listings/photos/25832872/400451)
- ![Photo](/listings/photos/25832872/400453)
- ![Photo](/listings/photos/25832872/400456)
- ![Photo](/listings/photos/25832872/400458)
- ![Photo](/listings/photos/25832872/400460)
- ![Photo](/listings/photos/25832872/400462)
- ![EPC](/listings/photos/25832872/400463) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/25832872/400464) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £240,000 | 04/11/2010 | 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 |
|---------|-------|------|------|
| 34 EXETER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3JZ | £527,000 | 27/11/2025 | Semi-detached |
| 51 BLENHEIM DRIVE, WELLING, BEXLEY, GREATER LONDON, DA16 3LY | £458,000 | 12/11/2025 | Semi-detached |
| 33 GLENMORE ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3BN | £224,000 | 30/07/2025 | Semi-detached |
| 43 CHAUCER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NH | £426,500 | 31/10/2023 | Semi-detached |
| 40 WORDSWORTH ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NU | £385,000 | 11/10/2023 | Semi-detached |
| 2 KEATS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NB | £450,000 | 29/09/2023 | Semi-detached |
| 49 BLENHEIM DRIVE, WELLING, BEXLEY, GREATER LONDON, DA16 3LY | £472,500 | 18/07/2023 | Semi-detached |
| 36 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £415,600 | 30/06/2023 | Semi-detached |
| 11 CHAUCER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NH | £415,000 | 24/03/2023 | Semi-detached |
| 16 EXETER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3JZ | £471,000 | 24/03/2023 | Semi-detached |
| 12 KEATS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NB | £485,000 | 17/11/2022 | Semi-detached |
| 24 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £470,000 | 28/10/2022 | Semi-detached |
| 12 MILTON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NA | £505,000 | 28/10/2022 | Semi-detached |
| 42 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £460,000 | 26/10/2022 | Semi-detached |
| 84 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £490,000 | 06/10/2022 | Semi-detached |
| 23 SHELLEY DRIVE, WELLING, BEXLEY, GREATER LONDON, DA16 3NY | £411,000 | 12/09/2022 | Semi-detached |
| 21 MILTON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NA | £460,000 | 05/09/2022 | Semi-detached |
| 15 BURNS CLOSE, WELLING, BEXLEY, GREATER LONDON, DA16 3NJ | £462,000 | 15/08/2022 | Semi-detached |
| 257 WICKHAM STREET, WELLING, BEXLEY, GREATER LONDON, DA16 3LS | £490,000 | 05/08/2022 | Semi-detached |
| 144 WICKHAM STREET, WELLING, BEXLEY, GREATER LONDON, DA16 3NN | £450,000 | 22/07/2022 | Semi-detached |

**Area average:** £446,380 (20 sales)

## Price vs local average

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

- **Local average:** £501,712 (59 Semi-detached, DA16, 2024–2026)
- **Deviation:** -50.2%

## Rental Range

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

- **Low:** £1,375/mo
- **Realistic:** £1,528/mo
- **Optimistic:** £1,681/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,546/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Monkton Road, DA16 | £2,000/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed Terraced House, Springfield Road, DA16 | £2,300/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £2,150/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.86% (okay)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 10.3%
- **Cost-to-rent:** 9.7×
- **Monthly cashflow:** £925/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15.3%

*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).*

## Capital growth trend

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

- **5y growth:** 7.3%
- **10y growth:** 33.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.5%
- **5y growth (index):** 16.6%
- **10y growth (index):** 35.1%

## 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)