Sold End of terrace

44 HILL VIEW DRIVE

LONDON, LONDON, GREATER LONDON SE28 0LH

2 beds 1 baths 710 sq ft Listed 7 Dec 2023 (-921d)

£400,000

Save

# 2 bedroom end of terrace house for sale (SE28 0LH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44 HILL VIEW DRIVE, LONDON, LONDON, GREATER LONDON SE28 0LH |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 66 m² |
| Last sold | £193,000 Oct 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/11/2033
- **Est. upgrade cost to C:** £12,550

### Recommendations
- B4 (£300 - £600)
- I (£2,200 - £3,000)
- 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/2011-3522-0070-8097-9101)

## Description

As you approach the house, the distinctiveness of the end-of-terrace positioning becomes apparent, offering additional privacy and an extra touch of character. The front garden, neatly manicured and bordered by the trimmed bushes, sets a picturesque scene, creating an inviting curb appeal.

Upon entering, you're greeted by a warm and inviting living space adorned with tasteful decor and ample natural light filtering through the windows. The ground floor layout seamlessly integrates the living room, providing a comfortable area for relaxation and entertainment. The modern kitchen, equipped with sleek appliances and ample storage, beckons aspiring chefs to explore culinary delights.

Ascending the stairs, you'll discover two well-proportioned bedrooms, both offering cozy retreats for rest and relaxation. The master bedroom provides a tranquil atmosphere, while the second bedroom is versatile, ideal for accommodating family members, guests, or doubling as a home office space.

Less than a 20 mins walk from the nearest station .

call   to book your viewing and get free mortgage advice !

## Property Photos

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## Floorplans

- ![FLOOR-PLAN](/listings/photos/142756811/384467) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/142756811/384469) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £193,000 | 22/10/2007 | Terraced |
| 44 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £154,995 | 28/02/2003 | 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 |
|---------|-------|------|------|
| 45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ | £390,000 | 22/12/2025 | Terraced |
| 8 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £225,000 | 22/12/2025 | Terraced |
| 10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £465,000 | 04/12/2025 | Terraced |
| 26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £500,000 | 12/11/2025 | Terraced |
| [Same street] 62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £430,000 | 31/07/2025 | Terraced |
| [Same street] 64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £385,000 | 18/03/2025 | Terraced |
| [Same street] 14 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £278,360 | 20/12/2023 | Flat |
| [Same street] 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £256,500 | 30/11/2023 | Flat |
| 4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE | £360,000 | 24/11/2023 | Terraced |
| [Same street] 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £500,000 | 15/09/2023 | Terraced |
| 47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £332,000 | 30/06/2023 | Terraced |
| 5 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG | £324,720 | 21/03/2023 | Terraced |
| 51 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL | £505,000 | 14/11/2022 | Terraced |
| 24 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £430,000 | 14/09/2022 | Terraced |
| 18 MERBURY ROAD, WEST THAMESMEAD, LONDON, GREENWICH, GREATER LONDON, SE28 0GZ | £432,000 | 09/09/2022 | Terraced |
| 42 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JT | £290,000 | 22/08/2022 | Terraced |
| 12 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £390,000 | 20/07/2022 | Terraced |
| 75 RIDGE CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0HT | £480,000 | 08/07/2022 | Terraced |
| [Same street] 8 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £205,000 | 31/03/2022 | Flat |
| 7 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £363,000 | 04/03/2022 | Terraced |
| 11 LONGMARSH LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LS | £428,000 | 04/02/2022 | Terraced |
| [Same street] 42 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £352,000 | 21/12/2021 | Terraced |
| [Same street] 12 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £190,000 | 30/11/2021 | Flat |
| [Same street] 68 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £340,000 | 27/10/2021 | Terraced |
| 38 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £307,500 | 01/10/2021 | Terraced |
| 36 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £316,000 | 28/09/2021 | Terraced |
| [Same street] 10 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £260,000 | 27/08/2021 | Flat |
| 45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ | £315,000 | 27/08/2021 | Terraced |
| 8 MARTIN STREET, LONDON, GREENWICH, GREATER LONDON, SE28 0JB | £387,000 | 09/07/2021 | Terraced |
| 15 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £350,000 | 30/06/2021 | Terraced |

**Street average:** £319,686 (10 sales)
**Area average:** £379,511 (20 sales)

## Price vs local average

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

- **Local average:** £377,826 (31 Terraced, SE28, 2024–2026)
- **Deviation:** +5.9%

## 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 Kings Lynn (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/mo

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £243,625
- **Target investor price (1%):** £194,900

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £6,061/m²

## Capital growth trend

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

- **5y growth:** 17.7%
- **10y growth:** 36.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 12.1%
- **10y growth (index):** 34.2%

## 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

66 m²

Council tax band

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£193,000 Oct 2007

Price per m²

£6,061/m²

Local average

£377,826 (+5.9%)

Deprivation

Decile 4 (11,628 of 33,755)

Street crime

320 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Welcome to this charming 2-bedroom end-of-terrace house nestled in the SE28 region, boasting a delightful blend of comfort, convenience, and modern living. This property stands as an inviting haven, perfect for both first-time buyers and small families seeking a cozy and well-appointed residence.

As you approach the house, the distinctiveness of the end-of-terrace positioning becomes apparent, offering additional privacy and an extra touch of character. The front garden, neatly manicured and bordered by the trimmed bushes, sets a picturesque scene, creating an inviting curb appeal.
Upon entering, you're greeted by a warm and inviting living space adorned with tasteful decor and ample natural light filtering through the windows. The ground floor layout seamlessly integrates the living room, providing a comfortable area for relaxation and entertainment. The modern kitchen, equipped with sleek appliances and ample storage, beckons aspiring chefs to explore culinary delights.

Ascending the stairs, you'll discover two well-proportioned bedrooms, both offering cozy retreats for rest and relaxation. The master bedroom provides a tranquil atmosphere, while the second bedroom is versatile, ideal for accommodating family members, guests, or doubling as a home office space.

Less than a 20 mins walk from the nearest station .
call to book your viewing and get free mortgage advice !

Listed by

Woolwich

Countrywide UK Sales - Connells

Reference: 142756811

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 01/12/2023

Expiry date: 30/11/2033

Est. upgrade cost to C: £12,550

Recommendations

Party wall insulation (£300 - £600)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

Price history

25% since 2003

Event	Date	Price	% change
Sold	22/10/2007 (18 years ago)	£193,000	+24.5%
Sold	28/02/2003 (23 years ago)	£154,995	—

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
45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ	£390,000	22/12/2025	Terraced
8 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£225,000	22/12/2025	Terraced
10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN	£465,000	04/12/2025	Terraced
26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA	£500,000	12/11/2025	Terraced
Same street 62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£430,000	31/07/2025	Terraced
Same street 64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£385,000	18/03/2025	Terraced
Same street 14 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£278,360	20/12/2023	Flat
Same street 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£256,500	30/11/2023	Flat
4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE	£360,000	24/11/2023	Terraced
Same street 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£500,000	15/09/2023	Terraced
47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£332,000	30/06/2023	Terraced
5 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG	£324,720	21/03/2023	Terraced
51 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL	£505,000	14/11/2022	Terraced
24 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA	£430,000	14/09/2022	Terraced
18 MERBURY ROAD, WEST THAMESMEAD, LONDON, GREENWICH, GREATER LONDON, SE28 0GZ	£432,000	09/09/2022	Terraced
42 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JT	£290,000	22/08/2022	Terraced
12 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£390,000	20/07/2022	Terraced
75 RIDGE CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0HT	£480,000	08/07/2022	Terraced
Same street 8 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£205,000	31/03/2022	Flat
7 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD	£363,000	04/03/2022	Terraced
11 LONGMARSH LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LS	£428,000	04/02/2022	Terraced
Same street 42 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£352,000	21/12/2021	Terraced
Same street 12 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£190,000	30/11/2021	Flat
Same street 68 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£340,000	27/10/2021	Terraced
38 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD	£307,500	01/10/2021	Terraced
36 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD	£316,000	28/09/2021	Terraced
Same street 10 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£260,000	27/08/2021	Flat
45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ	£315,000	27/08/2021	Terraced
8 MARTIN STREET, LONDON, GREENWICH, GREATER LONDON, SE28 0JB	£387,000	09/07/2021	Terraced
15 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN	£350,000	30/06/2021	Terraced

Street average: £319,686 (10 sales)

Area average: £379,511 (20 sales)

Capital growth trend

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

5y growth 17.7%

10y growth 36.3%

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

1y (index) 2.6%

5y (index) 12.1%

10y (index) 34.2%

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 Kings Lynn: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE28 0LH

Nearby

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

Type	Name	Distance
Bus stop	Miles Drive	0.0 miles
Shop	Tesco Express	0.2 miles
Shop	Unknown	0.2 miles
Train station	Plumstead	0.9 miles
Train station	Gallions Reach	1.0 miles
Hospital	Cygnet Hospital Beckton	1.4 miles
Hospital	Queen Elizabeth Hospital	2.4 miles
University	University of East London	2.9 miles
University	Unknown	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	102
Anti-social behaviour	85
Vehicle crime	28
Other theft	21
Public order	18
Criminal damage and arson	15
Burglary	12
Drugs	11
Theft from the person	8
Robbery	7
Shoplifting	7
Other crime	3
Bicycle theft	2
Possession of weapons	1
Total incidents	320

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
Discovery Primary School	Primary	0.2 miles	Good — 8 Feb 2012
Heronsgate Primary School	Primary	0.6 miles	Outstanding — 1 Feb 2023
Woolwich Polytechnic School	Secondary	0.8 miles	Good — 10 Mar 2019
Woolwich Polytechnic School for Girls	Secondary	0.8 miles	Good — 8 Mar 2023
St Paul's Academy	Secondary	0.9 miles	Requires improvement — 16 Jul 2023

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.49%

Max investor price (0.8%) £243,625

Target investor price (1%) £194,900

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).