# 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)