# 2 bedroom flat for sale (SE26 5NE) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 3, 70 NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE | | Price | £437,500 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 82 m² | | Last sold | £437,000 Jul 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £661/year - **Est. upgrade cost to C:** £11,845 ### Recommendations - A (£100 - £350) - Q (£4,000 - £14,000) - E (£20) - I (£2,200 - £3,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2338-8079-6286-9092-6910) ## 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. ## Property Photos - ![Photo](/listings/photos/58201913/617592) - ![Photo](/listings/photos/58201913/617595) - ![Photo](/listings/photos/58201913/617597) - ![Photo](/listings/photos/58201913/617601) - ![Photo](/listings/photos/58201913/617604) - ![Photo](/listings/photos/58201913/617606) - ![Photo](/listings/photos/58201913/617608) - ![Photo](/listings/photos/58201913/617614) - ![Photo](/listings/photos/58201913/617616) ## Floorplans - ![Floorplan 1](/listings/photos/58201913/617618) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/58201913/617622) - EPC 1 - ![EPC 2](/listings/photos/58201913/617623) - EPC 2 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #7943690 - **Address:** 70 Newlands Park, LONDON, SE26 5NE - **Certificate Issued:** 30/03/2016 - **Work Completed:** 16/11/2010 - **Items:** 6 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 70 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £437,000 | 29/07/2016 | 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 | |---------|-------|------|------| | 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 | | 84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD | £540,000 | 04/11/2022 | Flat | | 29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN | £292,000 | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £383,973 (55 Flat, SE26, 2024–2026) - **Deviation:** +13.9% ## Rental Range *ONS Price Index of Private Rents (Lewisham). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,634/mo - **Realistic:** £1,816/mo - **Optimistic:** £1,998/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/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, 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)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £218,750 - **Target investor price (1%):** £175,000 *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 £1,750/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.8× - **Monthly cashflow:** £-173/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.6% *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:** £5,335/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -7.5% - **10y growth:** 8.7% ## House Price Index (HM Land Registry) *Official index for Lewisham; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -3.3% - **5y growth (index):** -1.3% - **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)