# 2 bedroom maisonette for sale (SE3 9LN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 54, PAYNELL COURT, LAWN TERRACE, LONDON, GREATER LONDON SE3 9LN |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £368,000 Feb 2025 |

## 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.

## Property Photos

- ![Photo](/listings/photos/152978180/1356903)
- ![Photo](/listings/photos/152978180/1356904)
- ![Photo](/listings/photos/152978180/1356905)
- ![Photo](/listings/photos/152978180/1356906)
- ![Photo](/listings/photos/152978180/1356907)
- ![Photo](/listings/photos/152978180/1356908)
- ![Photo](/listings/photos/152978180/1356909)
- ![Photo](/listings/photos/152978180/1356910)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/152978180/1356911) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/152978180/1356912) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/152978180/1356913) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PAYNELL COURT FLAT 54 LAWN TERRACE, LONDON, LEWISHAM, GREATER LONDON, SE3 9LN | £368,000 | 14/02/2025 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £441,719 (104 Flat, SE3, 2024–2026)
- **Deviation:** -15.1%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 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 |
| 2 Bed Flat, Clarendon Rise, SE13 | £1,750/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £2,210/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.3%

*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:** -4.3%
- **10y growth:** 5.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.9%
- **5y growth (index):** 0.2%
- **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)