Sold STC Flat

55 SIDDONS ROAD

LONDON, GREATER LONDON SE23 2JH

2 beds 1 baths Listed 13 Jul 2024 (-712d)

£400,000

Reduced on 18 Sep 2024

Save

# 2 bedroom flat for sale (SE23 2JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 SIDDONS ROAD, LONDON, GREATER LONDON SE23 2JH |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £395,500 Jun 2025 |

## Description

A light and modern two-bedroom flat benefiting from a private garden and offered to the market with no onward chain.

Set on the ground floor of a period conversion, this property features two well-proportioned bedrooms, a modern bathroom, and an open-plan kitchen and living room with fitted units, integrated appliances and a useful storage/utility cupboard. French doors open to a private rear garden, extending the living space and providing a perfect spot to enjoy warm summer days.

Ideal for those seeking excellent transport links and a vibrant local community, this property is located just 0.5 miles from Forest Hill Station, offering frequent Overground and National Rail services to Central London. The local area boasts a wide variety of shops, supermarkets, and exciting places to eat and drink.

**Tenure**: Leasehold (177 years remaining) | **Service Charge**: N/A | **Ground Rent**: £50pa |** Council Tax**: Lewisham band B

## Property Photos

- ![Photo](/listings/photos/150220874/725597)
- ![Photo](/listings/photos/150220874/725599)
- ![Photo](/listings/photos/150220874/725606)
- ![Photo](/listings/photos/150220874/725608)
- ![Photo](/listings/photos/150220874/725610)
- ![Photo](/listings/photos/150220874/725613)
- ![Photo](/listings/photos/150220874/725616)
- ![Photo](/listings/photos/150220874/725617)
- ![Photo](/listings/photos/150220874/725618)
- ![Photo](/listings/photos/150220874/725619)

## Floorplans

- ![Floorplan 1](/listings/photos/150220874/725620) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/150220874/725621) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #2490154
- **Address:** 55 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 01/03/2005
- **Work Completed:** 28/01/2005
- **Items:** 3 window(s)

### FENSA Certificate #17040579
- **Address:** 55 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 09/11/2025
- **Work Completed:** 31/10/2025
- **Items:** 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £395,500 | 20/06/2025 | Flat |
| 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £147,500 | 17/09/2010 | Flat |
| 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £64,995 | 03/09/1999 | Flat |
| 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £42,000 | 04/10/1995 | Flat |
| 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £27,500 | 01/06/1995 | Flat |

## 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] 57B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £360,000 | 28/01/2026 | Flat |
| 66B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JQ | £362,500 | 19/12/2025 | Flat |
| [Same street] 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £550,000 | 05/12/2025 | Flat |
| 101 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JN | £415,000 | 14/02/2025 | Flat |
| [Same street] 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £700,000 | 27/09/2024 | Terraced |
| 58A SUNDERLAND ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2PY | £542,500 | 25/10/2023 | Flat |
| DEVON HOUSE FLAT 5 SOUTH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2UF | £415,500 | 05/05/2023 | Flat |
| 51 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL | £457,500 | 31/03/2023 | Flat |
| 22 FIRST FLOOR FLAT COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ | £400,000 | 22/12/2022 | Flat |
| 91 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JN | £465,000 | 12/12/2022 | Flat |
| 40 FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EA | £475,000 | 25/11/2022 | Flat |
| 63 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL | £556,180 | 18/11/2022 | Flat |
| [Same street] 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £825,000 | 21/10/2022 | Terraced |
| 15 FLAT 2 GAYNESFORD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2UQ | £550,000 | 30/09/2022 | Flat |
| 20 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ | £420,000 | 16/09/2022 | Flat |
| 23B FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DZ | £410,000 | 12/09/2022 | Flat |
| 163 PERRY VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 2JD | £418,000 | 22/08/2022 | Flat |
| 49 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL | £445,000 | 10/08/2022 | Flat |
| 4 UPPER FLOOR FLAT AT SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DY | £485,000 | 05/08/2022 | Flat |
| 75 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL | £400,000 | 30/06/2022 | Flat |
| 62 LOWER FLOOR SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JQ | £500,000 | 27/05/2022 | Flat |
| 52 THE FIRST FLOOR FLAT AT FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EA | £450,000 | 06/05/2022 | Flat |
| 38A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JQ | £440,000 | 18/03/2022 | Flat |
| 51 NORMANTON STREET, LONDON, LEWISHAM, GREATER LONDON, SE23 2DT | £265,000 | 14/03/2022 | Flat |
| [Same street] 53 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £425,000 | 26/11/2021 | Terraced |
| [Same street] 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £460,000 | 24/11/2021 | Flat |

**Street average:** £553,333 (6 sales)
**Area average:** £443,609 (20 sales)

## Price vs local average

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

- **Local average:** £414,886 (59 Flat, SE23, 2024–2026)
- **Deviation:** -3.6%

## Rental Range

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

- **Low:** £1,639/mo
- **Realistic:** £1,821/mo
- **Optimistic:** £2,003/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, Kilmorie Road, SE23 | £1,850/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Perry Vale, SE23 | £1,850/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Flat, Hyde Court, SE23 | £1,750/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Cranston Road, SE23 | £1,800/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Perry Vale, SE23 | £1,050/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Terraced House, Niederwald Road, SE26 | £2,350/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Rutland Park, SE6 | £1,900/mo | 2 | 0.52 miles | OpenRent |

**Average rent: £1,793/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £65/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** 0.8%
- **10y growth:** -6%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.3%
- **5y growth (index):** -1.3%
- **10y growth (index):** 7.1%

## 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)

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£395,500 Jun 2025

Local average

£414,886 (-3.6%)

Deprivation

Decile 6 (17,818 of 33,755)

Street crime

508 incidents within 1 mile (Apr 2026)

Key features

Ground Floor Flat
Private Garden
Open Plan Kitchen/Lounge
Chain Free
Approx 570sqft.
0.5 mi to Forest Hill Station

Additional details

Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

A light and modern two-bedroom flat benefiting from a private garden and offered to the market with no onward chain.
Set on the ground floor of a period conversion, this property features two well-proportioned bedrooms, a modern bathroom, and an open-plan kitchen and living room with fitted units, integrated appliances and a useful storage/utility cupboard. French doors open to a private rear garden, extending the living space and providing a perfect spot to enjoy warm summer days.
Ideal for those seeking excellent transport links and a vibrant local community, this property is located just 0.5 miles from Forest Hill Station, offering frequent Overground and National Rail services to Central London. The local area boasts a wide variety of shops, supermarkets, and exciting places to eat and drink.
Tenure: Leasehold (177 years remaining) | Service Charge: N/A | Ground Rent: £50pa | Council Tax: Lewisham band B

Listed by

Forest Hill

Robert Stanford Estate Agents

Reference: 150220874

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #2490154

Property Details

Street: 55 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 3 windows

Certificate Issued: 01/03/2005

Work Completed: 28/01/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #17040579 Recent

Property Details

Street: 55 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 2 doors

Certificate Issued: 09/11/2025

Work Completed: 31/10/2025

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

1338% since 1995

Event	Date	Price	% change
Sold	20/06/2025 (1 year ago)	£395,500	+168.1%
Sold	17/09/2010 (15 years ago)	£147,500	+126.9%
Sold	03/09/1999 (26 years ago)	£64,995	+54.8%
Sold	04/10/1995 (30 years ago)	£42,000	+52.7%
Sold	01/06/1995 (31 years ago)	£27,500	—

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
Same street 57B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£360,000	28/01/2026	Flat
66B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JQ	£362,500	19/12/2025	Flat
Same street 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£550,000	05/12/2025	Flat
101 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JN	£415,000	14/02/2025	Flat
Same street 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£700,000	27/09/2024	Terraced
58A SUNDERLAND ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2PY	£542,500	25/10/2023	Flat
DEVON HOUSE FLAT 5 SOUTH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2UF	£415,500	05/05/2023	Flat
51 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL	£457,500	31/03/2023	Flat
22 FIRST FLOOR FLAT COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ	£400,000	22/12/2022	Flat
91 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JN	£465,000	12/12/2022	Flat
40 FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EA	£475,000	25/11/2022	Flat
63 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL	£556,180	18/11/2022	Flat
Same street 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£825,000	21/10/2022	Terraced
15 FLAT 2 GAYNESFORD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2UQ	£550,000	30/09/2022	Flat
20 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ	£420,000	16/09/2022	Flat
23B FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DZ	£410,000	12/09/2022	Flat
163 PERRY VALE, LONDON, LEWISHAM, GREATER LONDON, SE23 2JD	£418,000	22/08/2022	Flat
49 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL	£445,000	10/08/2022	Flat
4 UPPER FLOOR FLAT AT SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DY	£485,000	05/08/2022	Flat
75 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JL	£400,000	30/06/2022	Flat
62 LOWER FLOOR SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JQ	£500,000	27/05/2022	Flat
52 THE FIRST FLOOR FLAT AT FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EA	£450,000	06/05/2022	Flat
38A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JQ	£440,000	18/03/2022	Flat
51 NORMANTON STREET, LONDON, LEWISHAM, GREATER LONDON, SE23 2DT	£265,000	14/03/2022	Flat
Same street 53 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£425,000	26/11/2021	Terraced
Same street 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£460,000	24/11/2021	Flat

Street average: £553,333 (6 sales)

Area average: £443,609 (20 sales)

Capital growth trend

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

5y growth 0.8%

10y growth -6%

House Price Index (HM Land Registry — official index, not sold-price averages): Lewisham. Series: Flats and maisonettes. As of March 2026.

1y (index) -3.3%

5y (index) -1.3%

10y (index) 7.1%

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 2JH

Nearby

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

Type	Name	Distance
Shop	Siddons News	0.0 miles
Bus stop	Siddons Road	0.1 miles
Shop	Corner Shop	0.1 miles
Train station	Forest Hill	0.4 miles
Train station	Sydenham	0.8 miles
Hospital	Sloane Hospital	2.6 miles
Hospital	British Home & Hospital for Incurables	2.9 miles
University	University of Greenwich	3.5 miles
University	University of Wales Trinity Saint David London Campus	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	130
Anti-social behaviour	102
Vehicle crime	56
Shoplifting	43
Public order	41
Criminal damage and arson	31
Other theft	31
Robbery	20
Burglary	17
Theft from the person	13
Drugs	11
Other crime	7
Possession of weapons	5
Bicycle theft	1
Total incidents	508

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
Perrymount Primary School	Primary	0.1 miles	Good — 15 Jan 2013
Kilmorie Primary School	Primary	0.2 miles	Good — 11 Sep 2024
St George's CofE Primary School	Primary	0.3 miles	Good — 13 Jul 2011
Forest Hill School	Secondary	0.4 miles	Good — 1 Feb 2024
Brent Knoll School	Other	0.4 miles	Good — 7 Sep 2015

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, Kilmorie Road, SE23	£1,850/mo	2	0.18 miles	OpenRent
2 Bed Flat, Perry Vale, SE23	£1,850/mo	2	0.2 miles	OpenRent
2 Bed Flat, Hyde Court, SE23	£1,750/mo	2	0.22 miles	OpenRent
2 Bed Flat, Cranston Road, SE23	£1,800/mo	2	0.33 miles	OpenRent
2 Bed Flat, Perry Vale, SE23	£1,050/mo	2	0.35 miles	OpenRent
2 Bed Terraced House, Niederwald Road, SE26	£2,350/mo	2	0.47 miles	OpenRent
2 Bed Flat, Rutland Park, SE6	£1,900/mo	2	0.52 miles	OpenRent

Average rent: £1,793/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 5.6%

Cost-to-rent ratio 18×

Monthly cashflow £65/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.7%

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).