Sold STC Terraced

14 MAPLE LEAF SQUARE

LONDON, GREATER LONDON SE16 6SB

3 beds 1 baths 818 sq ft Listed 10 Mar 2022 (-1553d)

£700,000

Offers in Excess of

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# 3 bedroom terraced house for sale (SE16 6SB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 MAPLE LEAF SQUARE, LONDON, GREATER LONDON SE16 6SB |
| Price | £700,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 76 m² |
| Last sold | £690,000 Aug 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £364/year
- **Est. upgrade cost to C:** £20,155

### Recommendations
- W (£800 - £1,200)
- E (£55)
- I (£2,200 - £3,000)
- 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/0128-5050-7298-0602-7960)

## Description

A charming three bedroom family house set within this sought after residential square in the heart of Canada Water. Ideally located for schooling and transport links in to the city.

## Property Photos

- ![Photo](/listings/photos/120930980/377099)
- ![Photo](/listings/photos/120930980/377100)
- ![Photo](/listings/photos/120930980/377102)
- ![Photo](/listings/photos/120930980/377103)
- ![Photo](/listings/photos/120930980/377106)
- ![Photo](/listings/photos/120930980/377107)
- ![Photo](/listings/photos/120930980/377111)
- ![Photo](/listings/photos/120930980/377117)
- ![Photo](/listings/photos/120930980/377121)

## Floorplans

- ![Floorplan 1](/listings/photos/120930980/377125) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/120930980/377129) - EPC 1

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #3921457
- **Address:** 14 Maple Leaf Square, LONDON, SE16 6SB
- **Certificate Issued:** 25/07/2006
- **Work Completed:** 03/07/2006
- **Items:** 2 window(s)

### FENSA Certificate #264114
- **Address:** 14 Maple Leaf Square, LONDON, SE16 6SB
- **Certificate Issued:** 06/12/2002
- **Work Completed:** 16/09/2002
- **Items:** 1 door(s)

### FENSA Certificate #15510989
- **Address:** 14 Maple Leaf Square, LONDON, SE16 6SB
- **Certificate Issued:** 27/11/2022
- **Work Completed:** 10/11/2022
- **Items:** 5 window(s), 1 door(s)

### FENSA Certificate #16515425
- **Address:** 14 Maple Leaf Square, LONDON, SE16 6SB
- **Certificate Issued:** 20/10/2024
- **Work Completed:** 11/10/2024
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 MAPLE LEAF SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SB | £690,000 | 25/08/2022 | Terraced |
| 14 MAPLE LEAF SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SB | £367,500 | 18/12/2012 | Terraced |
| 14 MAPLE LEAF SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SB | £167,500 | 14/04/2000 | 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 |
|---------|-------|------|------|
| 6 GREENACRE SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SE | £995,000 | 18/12/2025 | Terraced |
| 8 GREENACRE SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SE | £927,400 | 23/10/2023 | Terraced |
| [Same street] 15 MAPLE LEAF SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SB | £551,000 | 28/01/2022 | Terraced |

**Street average:** £551,000 (1 sale)
**Area average:** £961,200 (2 sales)

## Price vs local average

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

- **Local average:** £717,025 (20 Terraced, SE16, 2024–2026)
- **Deviation:** -2.4%

## Rental Range

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

- **Low:** £2,156/mo
- **Realistic:** £2,395/mo
- **Optimistic:** £2,635/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,122/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Bray Crescent, SE16 | £3,800/mo | 3 | 0.2 miles | OpenRent |
| 3 Bed Flat, Blondin Way, SE16 | £3,100/mo | 3 | 0.21 miles | OpenRent |

**Average rent: £3,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £431,250
- **Target investor price (1%):** £345,000

*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 £3,450/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £323/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*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:** £9,211/m²

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** 1.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.7%
- **5y growth (index):** 6.7%
- **10y growth (index):** 7.3%

## 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

76 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£690,000 Aug 2022

Price per m²

£9,211/m²

Local average

£717,025 (-2.4%)

Deprivation

Decile 10 (31,480 of 33,755)

Street crime

973 incidents within 1 mile (Apr 2026)

Key features

Three bedrooms
CHAIN FREE
Private rear garden
Well presented throughout
Sought after location
Allocated parking
824sq ft or 76.5sq m
EPC Rating C

Additional details

Parking: Yes
Garden: Yes

Description

A charming three bedroom family house set within this sought after residential square in the heart of Canada Water. Ideally located for schooling and transport links in to the city.

Listed by

Canada Water

The Lomond Group

Reference: 120930980

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 02/08/2012

Current heating cost: £364/year

Potential heating cost: £322/year

Est. upgrade cost to C: £20,155

Recommendations

Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£55)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3921457

Property Details

Street: 14 Maple Leaf Square

Town: LONDON

Postcode: SE16 6SB

Installation Details

Items: 2 windows

Certificate Issued: 25/07/2006

Work Completed: 03/07/2006

This certificate data was retrieved from FENSA's database

FENSA Certificate #264114

Property Details

Street: 14 Maple Leaf Square

Town: LONDON

Postcode: SE16 6SB

Installation Details

Items: 1 door

Certificate Issued: 06/12/2002

Work Completed: 16/09/2002

This certificate data was retrieved from FENSA's database

FENSA Certificate #15510989 Recent

Property Details

Street: 14 Maple Leaf Square

Town: LONDON

Postcode: SE16 6SB

Installation Details

Items: 5 windows and 1 door

Certificate Issued: 27/11/2022

Work Completed: 10/11/2022

This certificate data was retrieved from FENSA's database

FENSA Certificate #16515425 Recent

Property Details

Street: 14 Maple Leaf Square

Town: LONDON

Postcode: SE16 6SB

Installation Details

Items: 1 window and 1 door

Certificate Issued: 20/10/2024

Work Completed: 11/10/2024

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

312% since 2000

Event	Date	Price	% change
Sold	25/08/2022 (3 years ago)	£690,000	+87.8%
Sold	18/12/2012 (13 years ago)	£367,500	+119.4%
Sold	14/04/2000 (26 years ago)	£167,500	—

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
6 GREENACRE SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SE	£995,000	18/12/2025	Terraced
8 GREENACRE SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SE	£927,400	23/10/2023	Terraced
Same street 15 MAPLE LEAF SQUARE, LONDON, SOUTHWARK, GREATER LONDON, SE16 6SB	£551,000	28/01/2022	Terraced

Street average: £551,000 (1 sale)

Area average: £961,200 (2 sales)

Capital growth trend

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

5y growth 18.8%

10y growth 1.7%

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

1y (index) 0.7%

5y (index) 6.7%

10y (index) 7.3%

Rental Range

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

Low £2,156/mo

Realistic £2,395/mo

Optimistic £2,635/mo

Based on Local Authority from postcode lookup → Southwark.

LHA (30th percentile) floor for Cambridge: £1,122/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE16 6SB

Nearby

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

Type	Name	Distance
Shop	Welcome	0.1 miles
Bus stop	Canada Street	0.2 miles
Shop	Nisa Local	0.3 miles
Train station	Canada Water	0.4 miles
Train station	Rotherhithe	0.4 miles
University	Northeastern University London	1.3 miles
University	NTU London	1.4 miles
Hospital	Dental Hospital	3.1 miles
Hospital	King's College Hospital Emergency Department	3.1 miles

Street-level crime

Category	Count
Anti-social behaviour	261
Violence and sexual offences	227
Theft from the person	94
Other theft	71
Burglary	49
Shoplifting	46
Criminal damage and arson	45
Vehicle crime	45
Drugs	37
Robbery	34
Public order	33
Bicycle theft	20
Other crime	7
Possession of weapons	4
Total incidents	973

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
St John's Roman Catholic Primary School	Primary	0.1 miles	Good — 7 Mar 2011
Alfred Salter Primary School	Primary	0.1 miles	Good — 11 Mar 2019
Bacon's College	Secondary	0.1 miles	Good — 31 Aug 2022
Redriff Primary School	Primary	0.3 miles	Outstanding — 23 Jan 2024
Peter Hills with St Mary's and St Paul's CofE Primary School	Primary	0.4 miles	Good — 7 Nov 2022

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
3 Bed Semi-Detached House, Bray Crescent, SE16	£3,800/mo	3	0.2 miles	OpenRent
3 Bed Flat, Blondin Way, SE16	£3,100/mo	3	0.21 miles	OpenRent

Average rent: £3,450/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £431,250

Target investor price (1%) £345,000

Gross yield 5.9%

Cost-to-rent ratio 16.9×

Monthly cashflow £323/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.9%

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).