Sold STC Semi-detached

80 EDISON ROAD

WELLING, GREATER LONDON DA16 3NG

4 beds 99 m² Listed 13 Mar 2013 (-4854d)

£224,995

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 80 EDISON ROAD, WELLING, GREATER LONDON DA16 3NG |
| Price | £224,995 |
| Bedrooms | 4 |
| Last sold | £220,000 Jul 2013 |

## Description

**Entrance Porch:**    Double glazed door to the front.

**Entrance Hall:**    Double glazed window to the side.

**Lounge:**  13'2" x 10'6" (4.01m x 3.2m).  Double glazed window to the front.

**Dining Room:**  13'2" x 10'6" (4.01m x 3.2m).  Double glazed sliding patio doors to the sun room.

**Sun Room:**  12'8" x 10'1" (3.86m x 3.07m).  Secondary glazed.

**Kitchen:**  7'7" x 7'3" (2.31m x 2.2m).  Double glazed window to the side, wall and base units.

**Bathroom:**  8'4" x 6'2" (2.54m x 1.88m).  (Ground Floor).  Comprising a white three piece suite.

**Landing:**    Double glazed window to the side, access to the loft.

**Bedroom 1:**  13'2" x 10'8" (4.01m x 3.25m).  Double glazed window to the front.

**Bedroom 2:**  13'2" x 12' (4.01m x 3.66m).  Double glazed window to the rear, built in wardrobes and storage cupboard.

**Bedroom 3:**  8'11" x 7'7" (2.72m x 2.31m).  Double glazed window to the front.

**Bedroom 4:**  8'4" x 6'2" (2.54m x 1.88m).  Double glazed window to the rear.

**Rear Garden:**  Approx 40' (Approx 12.2m).  Mostly laid to lawn, shed to remain.

**Garage:**    Brick built garage.

**Driveway:**    Providing off street parking.

## Property Photos

- ![Picture No.01](/listings/photos/40922780/400434) - Picture No.01
- ![Picture No.02](/listings/photos/40922780/400436) - Picture No.02
- ![Picture No.03](/listings/photos/40922780/400437) - Picture No.03
- ![Picture No.05](/listings/photos/40922780/400439) - Picture No.05
- ![Picture No.09](/listings/photos/40922780/400441) - Picture No.09
- ![Picture No.06](/listings/photos/40922780/400442) - Picture No.06
- ![Picture No.04](/listings/photos/40922780/400445) - Picture No.04
- ![Picture No.07](/listings/photos/40922780/400450) - Picture No.07
- ![Picture No.08](/listings/photos/40922780/400454) - Picture No.08
- ![Map](/listings/photos/40922780/400457) - Map
- ![EPC](/listings/photos/40922780/400459) - EPC

## Floorplans

- ![Floorplan](/listings/photos/40922780/400461) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #3936107
- **Address:** 80 Edison Road, WELLING, DA16 3NG
- **Certificate Issued:** 01/08/2006
- **Work Completed:** 21/07/2006
- **Items:** 10 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £220,000 | 01/07/2013 | 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 |
| [Same street] 36 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £415,600 | 30/06/2023 | Semi-detached |
| 16 EXETER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3JZ | £471,000 | 24/03/2023 | Semi-detached |
| 11 CHAUCER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NH | £415,000 | 24/03/2023 | Semi-detached |
| 12 KEATS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NB | £485,000 | 17/11/2022 | Semi-detached |
| [Same street] 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 |
| [Same street] 42 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £460,000 | 26/10/2022 | Semi-detached |
| [Same street] 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 |
| 93 GLENMORE ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3BL | £310,000 | 22/07/2022 | Semi-detached |
| [Same street] 76 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £440,000 | 11/07/2022 | Semi-detached |
| 109 GLENMORE ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3BL | £433,000 | 06/07/2022 | Semi-detached |
| 51 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NF | £418,000 | 09/06/2022 | Semi-detached |
| 50 BLENHEIM DRIVE, WELLING, BEXLEY, GREATER LONDON, DA16 3LY | £540,000 | 09/06/2022 | Semi-detached |
| [Same street] 34 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £415,000 | 25/05/2022 | Semi-detached |
| [Same street] 26 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG | £476,000 | 17/02/2022 | Semi-detached |

**Street average:** £452,371 (7 sales)
**Area average:** £439,650 (20 sales)

## Price vs local average

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

- **Local average:** £501,712 (59 Semi-detached, DA16, 2024–2026)
- **Deviation:** -55.2%

## 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):** £1,795/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, Blenheim Drive, DA16 | £2,450/mo | 4 | 0.1 miles | OpenRent |

**Average rent: £2,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.09% (strong)
- **Max investor price (0.8%):** £306,250
- **Target investor price (1%):** £245,000

*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 £2,450/mo).*

- **Gross yield:** 13.1%
- **Cost-to-rent:** 7.7×
- **Monthly cashflow:** £1,294/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.8%

*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).*

## Capital growth trend

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

- **5y growth:** 7.8%
- **10y growth:** 36.4%

## 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)

Picture No.01 Picture No.02 Picture No.03 Picture No.05 Picture No.09 Picture No.06 Picture No.04 Picture No.07 Picture No.08 Map EPC

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Property details

Tenure

FREEHOLD

Floor area

99 m²

Last sold

£220,000 Jul 2013

Local average

£501,712 (-55.2%)

Deprivation

Decile 5 (16,332 of 33,755)

Street crime

307 incidents within 1 mile (Apr 2026)

Key features

Two Reception Rooms
12'8 Sun Room
Approx 40ft Rear Garden
Driveway & Garage
Modern Double Glazing
Chain Free

Additional details

Parking: Yes
Garden: Yes

Description

* Four Bedrooms * * Semi Detached House * * Two Reception Rooms * * Kitchen with some wall and base units * * Lean To/Sun Room * * Approx 40' Garden * * Garage * * Driveway * * Double Glazing * * Requires some updating * * Chain Free *

Entrance Porch: Double glazed door to the front.

Entrance Hall: Double glazed window to the side.

Lounge: 13'2" x 10'6" (4.01m x 3.2m). Double glazed window to the front.

Dining Room: 13'2" x 10'6" (4.01m x 3.2m). Double glazed sliding patio doors to the sun room.

Sun Room: 12'8" x 10'1" (3.86m x 3.07m). Secondary glazed.

Kitchen: 7'7" x 7'3" (2.31m x 2.2m). Double glazed window to the side, wall and base units.

Bathroom: 8'4" x 6'2" (2.54m x 1.88m). (Ground Floor). Comprising a white three piece suite.

Landing: Double glazed window to the side, access to the loft.

Bedroom 1: 13'2" x 10'8" (4.01m x 3.25m). Double glazed window to the front.

Bedroom 2: 13'2" x 12' (4.01m x 3.66m). Double glazed window to the rear, built in wardrobes and storage cupboard.

Bedroom 3: 8'11" x 7'7" (2.72m x 2.31m). Double glazed window to the front.

Bedroom 4: 8'4" x 6'2" (2.54m x 1.88m). Double glazed window to the rear.

Rear Garden: Approx 40' (Approx 12.2m). Mostly laid to lawn, shed to remain.

Garage: Brick built garage.

Driveway: Providing off street parking.

Listed by

Welling

Robinson Jackson

Reference: 40922780

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

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

FENSA Certificate #3936107

Property Details

Street: 80 Edison Road

Town: WELLING

Postcode: DA16 3NG

Installation Details

Items: 10 windows

Certificate Issued: 01/08/2006

Work Completed: 21/07/2006

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	01/07/2013 (12 years ago)	£220,000	—

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
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
Same street 36 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG	£415,600	30/06/2023	Semi-detached
16 EXETER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3JZ	£471,000	24/03/2023	Semi-detached
11 CHAUCER ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NH	£415,000	24/03/2023	Semi-detached
12 KEATS ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NB	£485,000	17/11/2022	Semi-detached
Same street 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
Same street 42 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG	£460,000	26/10/2022	Semi-detached
Same street 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
93 GLENMORE ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3BL	£310,000	22/07/2022	Semi-detached
Same street 76 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG	£440,000	11/07/2022	Semi-detached
109 GLENMORE ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3BL	£433,000	06/07/2022	Semi-detached
51 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NF	£418,000	09/06/2022	Semi-detached
50 BLENHEIM DRIVE, WELLING, BEXLEY, GREATER LONDON, DA16 3LY	£540,000	09/06/2022	Semi-detached
Same street 34 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG	£415,000	25/05/2022	Semi-detached
Same street 26 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NG	£476,000	17/02/2022	Semi-detached

Street average: £452,371 (7 sales)

Area average: £439,650 (20 sales)

Capital growth trend

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

5y growth 7.8%

10y growth 36.4%

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

1y (index) 3.5%

5y (index) 16.6%

10y (index) 35.1%

Rental Range

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

Low £1,375/mo

Realistic £1,528/mo

Optimistic £1,681/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer South East London: £1,795/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DA16 3NG

Nearby

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

Type	Name	Distance
Bus stop	Chaucer Road	0.0 miles
Train station	Welling	0.5 miles
Shop	Budgens	0.5 miles
Shop	Tech & Vape Zone	0.6 miles
Train station	Falconwood	1.1 miles
University	University of Greenwich Avery Hill Campus	1.9 miles
Hospital	Neonatal Unit, L1 Z2	4.4 miles
Hospital	Rainbow Ward	4.5 miles
University	University of Greenwich	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	83
Anti-social behaviour	74
Shoplifting	33
Vehicle crime	23
Criminal damage and arson	19
Other theft	19
Public order	16
Drugs	15
Burglary	9
Other crime	5
Theft from the person	5
Robbery	3
Possession of weapons	2
Bicycle theft	1
Total incidents	307

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
ADO River Valley School	Other	0.2 miles	Good — 22 Oct 2023
Willow Dene School	Other	0.3 miles	Outstanding — 13 Dec 2022
East Wickham Primary Academy	Primary	0.3 miles	Good — 18 May 2016
Timbercroft Primary School	Primary	0.5 miles	Good — 30 Nov 2012
Rockliffe Manor Primary School	Primary	0.5 miles	Good — 9 Oct 2013

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, Blenheim Drive, DA16	£2,450/mo	4	0.1 miles	OpenRent

Average rent: £2,450/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.09%

Max investor price (0.8%) £306,250

Target investor price (1%) £245,000

Gross yield 13.1%

Cost-to-rent ratio 7.7×

Monthly cashflow £1,294/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 23.8%

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).