Sold STC Flat

FLAT 3

70 NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE

2 beds 1 baths 883 sq ft Listed 9 Mar 2016 (-3741d)

£437,500

Offers in Excess of

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Property details

Floor area

82 m²

EPC rating

D

Year built

England and Wales: before 1900

Last sold

£437,000 Jul 2016

Price per m²

£5,335/m²

Local average

£383,973 (+13.9%)

Deprivation

Decile 5 (13,684 of 33,755)

Street crime

453 incidents within 1 mile (Mar 2026)

Key features

  • Two double bedrooms
  • Shared garden
  • Long lease
  • Wonderful condition
  • Modern fitted kitchen
  • Sleek bathroom suite
  • Generous living space
  • No service charges
  • Close to two stations
  • Excellent location

Additional details

Garden
Yes

Description

propertyworld is delighted to present this stunning two double bedroom, top floor, period conversion flat set within this gorgeous semi-detached house. The property has been lovingly upgraded by the current owners and is offered, in our opinion, in wonderful condition. The flat is located in Newlands Park, a sought after location, within a short walk of both Penge East (Victoria) and Sydenham Overground (London Bridge, East and North London) stations providing fast links into Central London and Canary Wharf. The restaurants, pubs and shops of Sydenham High Street are also just a stones throw away. The property comprises two generous double bedrooms, a modern fully fitted kitchen that was installed in the last couple of years, a lovely, contemporary bathroom and large reception room. The property benefits from lots of storage, is double glazed throughout, has a long lease and no service charges. It also comes with a share of a large garden to the rear. Please call propertyworld on 020 8488 0011 to secure an early viewing opportunity.

Our Vendor Loves...
"As soon as we viewed this wonderful property, we knew this was the place we wanted to live. We love the airiness and the brightness of it. We love getting up in the morning and looking at the sunrise across the roof tops toward Kent. It is also a characterful property, with some of the rooms in the eaves making for a cosy feel. The eaves also create plentiful storage.
The property has undergone renovation with a brand new kitchen and bathroom, and new carpets throughout making it an ideal first time buy. Locally, we think Sydenham is a great place to live with plenty of parks and a real community feel, and with it being just a stones throw from Crystal Palace, Forest Hill and East Dulwich, is close to some great eateries and pubs/bars.
The flat sits equidistant between stations serving all parts of the centre of London, so we have never had an issue getting back after a few from the centre of London!"

These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this
company's employment has the authority to make or give any representation or warranty in respect of the property.

Listed by

Sydenham - Sales

Property World

Reference: 58201913

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 27/06/2012

Current heating cost: £661/year

Potential heating cost: £293/year

Est. upgrade cost to C: £11,845

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Low energy lighting for all fixed outlets (£20)
  • Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

EPC 1

EPC 1

EPC 2

EPC 2

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7943690

Property Details

Street: 70 Newlands Park

Town: LONDON

Postcode: SE26 5NE

Installation Details

Items: 6 windows

Certificate Issued: 30/03/2016

Work Completed: 16/11/2010

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

Event Date Price % change
Sold 29/07/2016 (9 years ago) £437,000 —

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
54 FLAT A SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5QF £311,500 05/12/2025 Flat
44 TOP FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY £380,500 03/11/2025 Flat
77A WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £617,500 11/07/2025 Flat
88 FLAT B NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NB £300,000 12/02/2025 Flat
Same street 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £477,000 13/12/2024 Flat
Same street 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £390,000 21/10/2024 Flat
Same street 68A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £881,000 19/03/2024 Semi-detached
96C WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ £525,000 18/10/2023 Flat
78C VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £369,000 07/07/2023 Flat
7 BASEMENT FLAT VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EQ £463,000 16/06/2023 Flat
68 FLAT 1 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £364,550 09/06/2023 Flat
Same street 74 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £365,000 31/03/2023 Flat
Same street 54D NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £240,000 03/03/2023 Flat
44G NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5NF £420,000 27/02/2023 Flat
47 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN £450,000 24/02/2023 Flat
12A TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £435,000 15/12/2022 Flat
THE FIRS, 43 FLAT 14 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EH £322,000 24/11/2022 Flat
18 TARRAGON GROVE, LONDON, BROMLEY, GREATER LONDON, SE26 5ND £259,000 07/11/2022 Flat
29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN £292,000 04/11/2022 Flat
84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD £540,000 04/11/2022 Flat
44 GROUND FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY £575,000 14/10/2022 Flat
Same street 46 FLAT 5 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £352,500 30/09/2022 Flat
33 FLAT B TANNSFELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DQ £525,000 29/09/2022 Flat
73 THE GROUND FLOOR FLAT AT WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £535,000 29/09/2022 Flat
2 - 4 FLAT 10 TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £490,000 09/09/2022 Flat
143 FLAT C VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HU £425,000 09/08/2022 Flat
Same street 58 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £1,120,000 01/08/2022 Semi-detached
Same street 72 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £650,000 28/01/2022 Flat
Same street 76C NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £440,000 26/11/2021 Flat
Same street 46 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £20,000 10/09/2021 Other

Street average: £493,550 (10 sales)

Area average: £429,953 (20 sales)

Capital growth trend

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

5y growth -7.5%
10y growth 8.7%

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

1y (index) -3.3%
5y (index) -1.3%
10y (index) 7.1%

Rental Range

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

Low £1,634/mo
Realistic £1,816/mo
Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE26 5NE

Nearby

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

Type Name Distance
Bus stop Studland Road 0.1 miles
Shop Twice Sweet & Wine 0.2 miles
Shop Sunlight Furniture 0.2 miles
Train station Penge East 0.3 miles
Train station Sydenham 0.3 miles
Hospital Sloane Hospital 2.3 miles
Hospital British Home & Hospital for Incurables 2.4 miles
University University of Greenwich 4.5 miles
University University of Wales Trinity Saint David London Campus 4.6 miles

Street-level crime

Category Count
Violence and sexual offences 140
Anti-social behaviour 99
Vehicle crime 55
Other theft 26
Shoplifting 26
Criminal damage and arson 23
Burglary 21
Public order 21
Drugs 16
Robbery 12
Theft from the person 6
Other crime 4
Bicycle theft 2
Possession of weapons 2
Total incidents 453

Within 1 mile during Mar 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
Alexandra Junior School Primary 0.3 miles Good — 6 Dec 2012
Our Lady and St Philip Neri Catholic Primary School Primary 0.5 miles Good — 2 Mar 2015
St Bartholomews's Church of England Primary School Primary 0.6 miles Good — 28 Sep 2023
St Michael's Church of England Primary School Primary 0.6 miles Good — 15 Jun 2011
Harris Primary Academy Crystal Palace Primary 0.6 miles Good — 21 May 2015

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, Newlands Park, SE26 £2,200/mo 2 0.04 miles OpenRent
2 Bed Flat, Bayes Close, SE26 £1,700/mo 2 0.23 miles OpenRent
2 Bed Flat, Lawrie Park Rd, SE26 £650/mo 2 0.37 miles OpenRent
2 Bed Terraced House, Niederwald Road, SE26 £2,500/mo 2 0.56 miles OpenRent
2 Bed Flat, High St, SE20 £1,600/mo 2 0.58 miles OpenRent
2 Bed Flat, Gibraltar House, SE26 £1,800/mo 2 0.65 miles OpenRent

Average rent: £1,742/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.3% gross yield avg £493,550 sale, £2,200/mo rent
Rent ratio 0.4%
Max investor price (0.8%) £218,750
Target investor price (1%) £175,000
Gross yield 4.8%
Cost-to-rent ratio 20.8×
Monthly cashflow £-173/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -1.6%
  • This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
  • 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).
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