# 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 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 99 m² |
| Last sold | £220,000 Jul 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 07/01/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,069/year
- **Est. upgrade cost to C:** £32,550

### Recommendations
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- E (£50)
- S (£3,000 - £7,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0788-4033-7239-0147-1954)

## 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.

## 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 |
| 93 GLENMORE ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3BL | £310,000 | 22/07/2022 | Semi-detached |
| 144 WICKHAM STREET, WELLING, BEXLEY, GREATER LONDON, DA16 3NN | £450,000 | 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 |
| 50 BLENHEIM DRIVE, WELLING, BEXLEY, GREATER LONDON, DA16 3LY | £540,000 | 09/06/2022 | Semi-detached |
| 51 EDISON ROAD, WELLING, BEXLEY, GREATER LONDON, DA16 3NF | £418,000 | 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).*

## Price per Square Metre

- **£/m²:** £2,273/m²

## Capital growth trend

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

- **5y growth:** 7.6%
- **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)