Sold STC Terraced

105 HOLBURNE ROAD

LONDON, GREATER LONDON SE3 8HH

2 beds 2 baths 807 sq ft Listed 7 Jun 2022 (-1448d)

£400,000

Guide Price

Save

# 2 bedroom terraced house for sale (SE3 8HH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 105 HOLBURNE ROAD, LONDON, GREATER LONDON SE3 8HH |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 75 m² |
| Last sold | £396,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £645/year
- **Est. upgrade cost to C:** £23,900

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2164-1130-2902-6751)

## Description

Guide Price - £400,000 - £425,000 is this two bedroom end of terrace freehold house which further comprises of a lounge, kitchen breakfast room, family bathroom, private garden & driveway

There are excellent transport links with a reliable local bus service to Blackheath and North Greenwich, the nearest railway station is Kidbrooke providing frequent connections to central London.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/85467339/525379) - Floorplan 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9415730
- **Address:** 105 Holburne Road, LONDON, SE3 8HH
- **Certificate Issued:** 11/03/2013
- **Work Completed:** 11/02/2013
- **Items:** 1 window(s)

### FENSA Certificate #16240231
- **Address:** 105 Holburne Road, LONDON, SE3 8HH
- **Certificate Issued:** 07/04/2024
- **Work Completed:** 02/04/2024
- **Items:** 9 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 105 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HH | £396,000 | 24/10/2022 | Terraced |
| 105 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HH | £213,000 | 30/01/2012 | 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 |
|---------|-------|------|------|
| 57 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HL | £272,500 | 06/10/2025 | Terraced |
| 57 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HL | £285,000 | 06/10/2025 | Terraced |
| 41 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PG | £387,500 | 17/11/2023 | Terraced |
| 38 HARGOOD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PT | £379,500 | 29/07/2022 | Terraced |
| 27 HARGOOD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HR | £375,000 | 01/06/2022 | Terraced |
| 80 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PG | £395,000 | 31/01/2022 | Terraced |
| 4 FAIRFAX GARDENS, LONDON, GREENWICH, GREATER LONDON, SE3 8PY | £385,000 | 24/11/2021 | Terraced |
| 77 WHETSTONE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PZ | £380,000 | 18/11/2021 | Terraced |
| [Same street] 143 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HH | £485,000 | 27/08/2021 | Semi-detached |
| 77 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PG | £375,000 | 26/08/2021 | Terraced |
| 159 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8QB | £350,000 | 30/06/2021 | Terraced |
| [Same street] 167 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HH | £372,500 | 02/06/2021 | Terraced |

**Street average:** £428,750 (2 sales)
**Area average:** £358,450 (10 sales)

## Price vs local average

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

- **Local average:** £820,835 (20 Terraced, SE3, 2024–2026)
- **Deviation:** -51.3%

## Rental Range

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

- **Low:** £1,754/mo
- **Realistic:** £1,949/mo
- **Optimistic:** £2,144/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 |
|------|------|------|------|------|
| 2 Bed Flat, Bush House, SE18 | £1,900/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Terraced House, Purneys Road, SE9 | £1,900/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Flat, Pegler Square, SE3 | £2,450/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Flat, Royal Herbert Pavilions, SE18 | £2,100/mo | 2 | 0.79 miles | OpenRent |

**Average rent: £2,088/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £200/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*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:** £5,333/m²

## Capital growth trend

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

- **5y growth:** 42.9%
- **10y growth:** -20.8%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Terraced series; as of February 2026.*

- **1y growth (index):** 4.8%
- **5y growth (index):** 14.3%
- **10y growth (index):** 34.4%

## 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

75 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£396,000 Oct 2022

Price per m²

£5,333/m²

Local average

£820,835 (-51.3%)

Deprivation

Decile 4 (11,915 of 33,755)

Street crime

393 incidents within 1 mile (Mar 2026)

Key features

Two bedrooms
Driveway
End of terrace
Wimpey No Fines build
Private rear garden
Freehold
787 sqft
EPC Rating D

Additional details

Parking: Yes
Garden: Yes

Description

Guide Price - £400,000 - £425,000 is this two bedroom end of terrace freehold house which further comprises of a lounge, kitchen breakfast room, family bathroom, private garden & driveway
There are excellent transport links with a reliable local bus service to Blackheath and North Greenwich, the nearest railway station is Kidbrooke providing frequent connections to central London.

Listed by

Blackheath

The Lomond Group

Reference: 85467339

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 04/07/2022

Current heating cost: £645/year

Potential heating cost: £449/year

Est. upgrade cost to C: £23,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9415730

Property Details

Street: 105 Holburne Road

Town: LONDON

Postcode: SE3 8HH

Installation Details

Items: 1 window

Certificate Issued: 11/03/2013

Work Completed: 11/02/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #16240231 Recent

Property Details

Street: 105 Holburne Road

Town: LONDON

Postcode: SE3 8HH

Installation Details

Items: 9 windows

Certificate Issued: 07/04/2024

Work Completed: 02/04/2024

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

86% since 2012

Event	Date	Price	% change
Sold	24/10/2022 (3 years ago)	£396,000	+85.9%
Sold	30/01/2012 (14 years ago)	£213,000	—

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
57 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HL	£272,500	06/10/2025	Terraced
57 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HL	£285,000	06/10/2025	Terraced
41 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PG	£387,500	17/11/2023	Terraced
38 HARGOOD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PT	£379,500	29/07/2022	Terraced
27 HARGOOD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HR	£375,000	01/06/2022	Terraced
80 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PG	£395,000	31/01/2022	Terraced
4 FAIRFAX GARDENS, LONDON, GREENWICH, GREATER LONDON, SE3 8PY	£385,000	24/11/2021	Terraced
77 WHETSTONE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PZ	£380,000	18/11/2021	Terraced
Same street 143 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HH	£485,000	27/08/2021	Semi-detached
77 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8PG	£375,000	26/08/2021	Terraced
159 DURSLEY ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8QB	£350,000	30/06/2021	Terraced
Same street 167 HOLBURNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8HH	£372,500	02/06/2021	Terraced

Street average: £428,750 (2 sales)

Area average: £358,450 (10 sales)

Capital growth trend

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

5y growth 42.9%

10y growth -20.8%

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

1y (index) 4.8%

5y (index) 14.3%

10y (index) 34.4%

Rental Range

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

Low £1,754/mo

Realistic £1,949/mo

Optimistic £2,144/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE3 8HH

Nearby

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

Type	Name	Distance
Bus stop	Harraden Road	0.1 miles
Bus stop	Begbie Road	0.1 miles
Shop	Co-op Food	0.2 miles
Shop	Sir	0.2 miles
Train station	Kidbrooke	0.7 miles
Train station	Charlton	1.1 miles
University	University of Greenwich	1.9 miles
Hospital	A&E Department	3.6 miles
Hospital	Neonatal Unit, L1 Z2	3.6 miles
University	Northeastern University London	5.2 miles

Street-level crime

Category	Count
Violence and sexual offences	140
Anti-social behaviour	55
Other theft	38
Public order	35
Vehicle crime	32
Drugs	21
Criminal damage and arson	18
Burglary	17
Shoplifting	9
Theft from the person	8
Robbery	7
Other crime	6
Possession of weapons	4
Bicycle theft	3
Total incidents	393

Within 1 mile during Mar 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
Kidbrooke Park Primary School	Primary	0.1 miles	Good — 15 Jan 2013
Leigh Academy Halley	Secondary	0.3 miles	Good — 31 Jul 2022
Cherry Orchard Primary School	Primary	0.4 miles	Good — 8 May 2019
Charlton Manor Primary School	Primary	0.4 miles	Good — 19 Nov 2012
Leigh Academy Blackheath	Secondary	0.5 miles	Outstanding — 7 Feb 2023

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
2 Bed Flat, Bush House, SE18	£1,900/mo	2	0.57 miles	OpenRent
2 Bed Terraced House, Purneys Road, SE9	£1,900/mo	2	0.77 miles	OpenRent
2 Bed Flat, Pegler Square, SE3	£2,450/mo	2	0.78 miles	OpenRent
2 Bed Flat, Royal Herbert Pavilions, SE18	£2,100/mo	2	0.79 miles	OpenRent

Average rent: £2,088/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 8.8% gross yield avg £417,833 sale, £3,075/mo rent

Rent ratio 0.5%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £200/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.1%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).