# 2 bedroom terraced house for sale (SE10 9JZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 CHURCHFIELDS, LONDON, GREATER LONDON SE10 9JZ |
| Price | £675,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £660,000 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 04/01/2034
- **Current heating cost:** £914/year
- **Est. upgrade cost to C:** £20,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/0092-1202-1304-5598-0204)

## Description

The property has the added benefit of approved planning permission being granted to extend at the rear and above (not checked)

Greenwich is a hive of independent shops, bars and restaurants and excellent transport links. Greenwich Mainline and DLR Station is a short walk away providing direct connections to Canary Wharf, Bank, London Bridge, Cannon Street and Kings Cross. 

The wonderful Greenwich Park and market are only a short stroll away together with all that Greenwich has to offer

Tenure: Freehold

Council Tax Band: D

Authority: Greenwich

## Property Photos

- ![Photo](/listings/photos/149342081/1259157)
- ![Photo](/listings/photos/149342081/1259158)
- ![Photo](/listings/photos/149342081/1259159)
- ![Photo](/listings/photos/149342081/1259160)
- ![Photo](/listings/photos/149342081/1259161)
- ![Photo](/listings/photos/149342081/1259162)
- ![Photo](/listings/photos/149342081/1259163)
- ![Photo](/listings/photos/149342081/1259164)
- ![Photo](/listings/photos/149342081/1259165)
- ![Photo](/listings/photos/149342081/1259166)

## Floorplans

- ![Floorplan 1](/listings/photos/149342081/1259167) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/149342081/1259168) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #13293013
- **Address:** 10 Churchfields, LONDON, SE10 9JZ
- **Certificate Issued:** 11/12/2018
- **Work Completed:** 02/11/2018
- **Items:** 4 window(s)

### FENSA Certificate #16239014
- **Address:** 10 Churchfields, LONDON, SE10 9JZ
- **Certificate Issued:** 07/04/2024
- **Work Completed:** 18/03/2024
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £660,000 | 22/10/2024 | Terraced |
| 10 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £625,000 | 07/07/2017 | Terraced |
| 10 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £192,000 | 10/12/1999 | 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 |
|---------|-------|------|------|
| 49 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JY | £885,000 | 11/12/2025 | Terraced |
| 53 STRAIGHTSMOUTH, LONDON, GREENWICH, GREATER LONDON, SE10 9LB | £701,500 | 04/08/2023 | Terraced |
| [Same street] 6 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £853,000 | 18/11/2022 | Terraced |
| 42 BURNEY STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8EX | £1,300,000 | 31/10/2022 | Terraced |
| 36 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JT | £1,050,000 | 14/10/2022 | Terraced |
| 42 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JT | £695,000 | 05/08/2022 | Terraced |
| 11 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £700,000 | 29/07/2022 | Terraced |
| 31 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £693,000 | 25/03/2022 | Terraced |
| 27 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £700,000 | 22/10/2021 | Terraced |
| 58 STRAIGHTSMOUTH, LONDON, GREENWICH, GREATER LONDON, SE10 9LD | £674,600 | 17/09/2021 | Terraced |
| 51 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £705,000 | 23/08/2021 | Terraced |

**Street average:** £853,000 (1 sale)
**Area average:** £810,410 (10 sales)

## Price vs local average

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

- **Local average:** £831,335 (28 Terraced, SE10, 2024–2026)
- **Deviation:** -18.8%

## Rental Range

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

- **Low:** £1,757/mo
- **Realistic:** £1,952/mo
- **Optimistic:** £2,147/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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, Dowells Street, SE10 | £2,600/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Dowells Street, SE10 | £2,800/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Greenwich, SE10 | £2,990/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,797/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*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 £2,800/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-163/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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:** £12,054/m²

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** 2.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.2%
- **5y growth (index):** 11.2%
- **10y growth (index):** 28.5%

## 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)