Sold STC Maisonette

FLAT 54

PAYNELL COURT, LAWN TERRACE, LONDON, GREATER LONDON SE3 9LN

2 beds 1 baths 775 sq ft Listed 25 Sep 2024 (-663d)

£375,000

Reduced on 23 Sep 2024

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Property photo

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Property details

Tenure

LEASEHOLD

Floor area

72 m²

EPC rating

C

Year built

England and Wales: 1950-1966

Last sold

£368,000 Feb 2025

Price per m²

£5,208/m²

Local average

£441,719 (-15.1%)

Deprivation

Decile 6 (17,949 of 33,755)

Street crime

835 incidents within 1 mile (May 2026)

Key features

  • Spacious 2 bedroom flat
  • Sleek kitchen
  • Bright reception room
  • 2 generously sized bedroom
  • Close to amenities found in Blackheath

Description

Set on the ground floor, this amazing 2 bedroom flat boasts bright interiors. It has a spacious reception room with balcony. A smart kitchen and a delightful staircase that leads to the rooms.

The flat is positioned around great local schools and parks. Excellent transportation links, it is moments away from Blackheath station. Great location to local restaurants and bars.

Please use the reference CHPK0630811 when contacting Foxtons.

Listed by

Blackheath

Foxtons

Reference: 152978180

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 30/03/2024

Expiry date: 29/03/2034

Current heating cost: £753/year

Potential heating cost: £474/year

Est. upgrade cost to C: £14,000

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (solid floor) (£4,000 - £6,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £/sq. ft valuation

Floorplan area for info only, not for £/sq. ft valuation

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

Price history

Event Date Price % change
Sold 14/02/2025 (1 year ago) £368,000 —

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
53 THE LAWNS, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TD £545,000 20/03/2025 Flat
Same street PAYNELL COURT FLAT 26 LAWN TERRACE, LONDON, LEWISHAM, GREATER LONDON, SE3 9LN £430,000 13/03/2025 Flat
11 PRENDERGAST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE3 9LR £345,000 31/10/2023 Flat
17 PRENDERGAST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE3 9LR £340,000 30/10/2023 Flat
30 SOUTHVALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE3 0TP £310,000 18/10/2023 Flat
22 THE LAWNS, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TB £450,000 12/10/2023 Flat
11A THE GLEBE, LONDON, LEWISHAM, GREATER LONDON, SE3 9TQ £633,000 15/09/2023 Flat
10 FLAT 2 THE GLEBE, LONDON, LEWISHAM, GREATER LONDON, SE3 9TG £960,000 18/05/2023 Flat
15 GLEBE COURT, LONDON, LEWISHAM, GREATER LONDON, SE3 9TH £503,000 12/04/2023 Flat
10 FLAT 5 THE GLEBE, LONDON, LEWISHAM, GREATER LONDON, SE3 9TG £940,000 05/12/2022 Flat
11 GLEBE COURT, LONDON, LEWISHAM, GREATER LONDON, SE3 9TH £615,000 21/11/2022 Flat
19 GLEBE COURT, LONDON, LEWISHAM, GREATER LONDON, SE3 9TH £420,000 07/09/2022 Flat
13 HAYNES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE3 9UA £470,000 01/09/2022 Flat
8 FLAT 6 LEE TERRACE, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TZ £415,000 26/08/2022 Flat
Same street PAYNELL COURT FLAT 57 LAWN TERRACE, LONDON, LEWISHAM, GREATER LONDON, SE3 9LN £400,000 23/08/2022 Flat
WYBERTON HOUSE, 7 FLAT 3 LEE TERRACE, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TF £595,000 05/08/2022 Flat
57 THE LAWNS, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TD £620,000 30/05/2022 Flat
30 SOUTHVALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE3 0TP £400,000 10/03/2022 Flat
12 GLEBE COURT, LONDON, LEWISHAM, GREATER LONDON, SE3 9TH £465,000 11/01/2022 Flat
VIEWPOINT FLAT 12 LEE PARK, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TN £460,000 03/12/2021 Flat
10 FLAT 2 LEE TERRACE, BLACKHEATH, LONDON, LEWISHAM, GREATER LONDON, SE3 9TZ £640,000 26/11/2021 Flat
4 PRENDERGAST ROAD, LONDON, LEWISHAM, GREATER LONDON, SE3 9LR £380,000 14/10/2021 Flat

Street average: £415,000 (2 sales)

Area average: £525,300 (20 sales)

Capital growth trend

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

5y growth -3.9%
10y growth 2.4%

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

1y (index) -2.9%
5y (index) 0.2%
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 Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE3 9LN

Address

42 Lawn Terrace

Nearby

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

Type Name Distance
Bus stop Blackheath Hospital 0.1 miles
Shop Blackheath Locksmiths 0.1 miles
Shop Blackheath Natural Remedies 0.1 miles
Train station Blackheath 0.2 miles
Train station Lewisham DLR 0.8 miles
University University of Greenwich 1.4 miles
University University of Greenwich Avery Hill Campus 3.4 miles
Hospital Sloane Hospital 3.9 miles
Hospital A&E Department 4.2 miles

Street-level crime

Category Count
Violence and sexual offences 239
Shoplifting 175
Anti-social behaviour 150
Public order 64
Other theft 42
Drugs 33
Burglary 28
Vehicle crime 28
Theft from the person 25
Bicycle theft 19
Robbery 17
Other crime 6
Possession of weapons 6
Criminal damage and arson 3
Total incidents 835

Within 1 mile during May 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
John Ball Primary School Primary 0.1 miles Outstanding — 9 Jun 2024
St Matthew Academy Other 0.2 miles Good — 27 Nov 2019
Heath House Preparatory School Other 0.3 miles — (No rating)
St Margaret's Lee CofE Primary School Primary 0.3 miles Outstanding — 11 Sep 2024
Christ The King Sixth Form College Other 0.4 miles — (No rating)

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, The Glebe, SE3 £2,150/mo 2 0.11 miles OpenRent
2 Bed Penthouse, Bennett Park, SE3 £2,850/mo 2 0.31 miles OpenRent
2 Bed Flat, Blackheath, SE3 £2,250/mo 2 0.52 miles OpenRent
2 Bed Flat, Granville Park, SE13 £2,100/mo 2 0.55 miles OpenRent
2 Bed Flat, The Met Apartments, SE12 £2,100/mo 2 0.6 miles OpenRent

Average rent: £2,290/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%
Max investor price (0.8%) £268,750
Target investor price (1%) £215,000
Gross yield 6.9%
Cost-to-rent ratio 14.5×
Monthly cashflow £433/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4.8%
  • 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).