Sold STC End of terrace

29 KNOCKHOLT ROAD

LONDON, GREATER LONDON SE9 6AW

3 beds 1 baths 904 sq ft Listed 27 May 2020 (-2246d)

£450,000

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# 3 bedroom end of terrace house for sale (SE9 6AW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 29 KNOCKHOLT ROAD, LONDON, GREATER LONDON SE9 6AW |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 84 m² |
| Last sold | £440,000 May 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/08/2026
- **Current heating cost:** £815/year
- **Est. upgrade cost to C:** £21,900

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8406-7628-4650-0659-3996)

## Description

Charming, nicely decorated end of terrace house located on a popular and quiet residential tree lined Road within a short stroll to Kidbrooke train Station (Zone3) approx 0.7 miles and Eltham Station which is approx 0.7 miles also. Commuter heaven!This delightful family home boasts a modern bathroom and kitchen/diner and pretty garden to the rear. In addition, there is an abundance of off Street parking to the front driveway of the property to make life that bit more convenient.Ealdham Primary and Haimo Primary school our both within walking distance of the property.Your earliest viewing is recommended.

## Property Photos

- ![Image](/listings/photos/70737534/1343137) - Image
- ![Image](/listings/photos/70737534/1343138) - Image
- ![Image](/listings/photos/70737534/1343139) - Image
- ![Image](/listings/photos/70737534/1343140) - Image
- ![Image](/listings/photos/70737534/1343141) - Image
- ![Image](/listings/photos/70737534/1343142) - Image
- ![Image](/listings/photos/70737534/1343143) - Image
- ![Image](/listings/photos/70737534/1343144) - Image
- ![Image](/listings/photos/70737534/1343145) - Image

## Floorplans

- ![FloorPlan](/listings/photos/70737534/1343146) - FloorPlan

## EPC Graphs

- ![EPC](/listings/photos/70737534/1343147) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 KNOCKHOLT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AW | £440,000 | 27/05/2020 | Terraced |
| 29 KNOCKHOLT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AW | £186,000 | 03/01/2006 | 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 |
|---------|-------|------|------|
| 21 PERITON ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BW | £610,000 | 30/01/2026 | Terraced |
| 5 KEELING ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AA | £518,000 | 16/12/2025 | Terraced |
| 49 ELTHAM GREEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BJ | £448,500 | 13/06/2025 | Terraced |
| 14 GREEN WAY, LONDON, GREENWICH, GREATER LONDON, SE9 5SZ | £750,000 | 15/12/2023 | Terraced |
| 16 KATHERINE GARDENS, LONDON, GREENWICH, GREATER LONDON, SE9 6AN | £485,000 | 20/11/2023 | Terraced |
| 17 PINNELL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AJ | £550,000 | 13/11/2023 | Terraced |
| 5 PERITON ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BW | £472,000 | 20/10/2023 | Terraced |
| 19 ELTHAM GREEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BA | £500,000 | 07/06/2023 | Terraced |
| 4 LIONEL GARDENS, LONDON, GREENWICH, GREATER LONDON, SE9 6DG | £556,000 | 09/02/2023 | Terraced |
| 567 WESTHORNE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE9 6DN | £500,000 | 20/12/2022 | Terraced |
| 27 ELTHAM GREEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BA | £480,000 | 02/12/2022 | Terraced |
| 25 MESSENT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AG | £454,000 | 29/11/2022 | Terraced |
| 23 MESSENT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AG | £500,000 | 19/10/2022 | Terraced |
| 9 LEGATT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AB | £450,000 | 29/07/2022 | Terraced |
| 3 MULBERRY PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 6AR | £290,000 | 21/07/2022 | Terraced |
| 6 PERITON ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BW | £451,000 | 11/05/2022 | Terraced |
| 1 HAIMO ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6DZ | £491,000 | 11/04/2022 | Terraced |
| 3 PINNELL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AJ | £436,000 | 07/03/2022 | Terraced |
| 1 HAIMO ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6DZ | £510,000 | 28/01/2022 | Terraced |
| 6 BEDGEBURY ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AQ | £430,000 | 16/12/2021 | Terraced |

**Area average:** £494,075 (20 sales)

## Price vs local average

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

- **Local average:** £505,000 (63 Terraced, SE9, 2024–2026)
- **Deviation:** -10.9%

## 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 East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,670/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 |
|------|------|------|------|------|
| 3 Bed Flat, Dowding Drive, SE9 | £2,600/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed Maisonette, Westhorne Avenue, SE9 | £1,800/mo | 3 | 0.53 miles | OpenRent |

**Average rent: £2,200/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17×
- **Monthly cashflow:** £183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.7%

*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:** £5,357/m²

## Capital growth trend

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

- **5y growth:** 5.7%
- **10y growth:** 18%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

84 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£440,000 May 2020

Price per m²

£5,357/m²

Local average

£505,000 (-10.9%)

Deprivation

Decile 3 (7,031 of 33,755)

Street crime

379 incidents within 1 mile (May 2026)

Key features

Off Street Parking For Several Cars
Modern kitchen/Diner
Pretty Rear Garden
In Good Decorative Order Throughout
Garage
Double Glazing & Gas Central Heating

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Lee

Dexters

Reference: 70737534

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 11/08/2016

Expiry date: 10/08/2026

Current heating cost: £815/year

Potential heating cost: £388/year

Est. upgrade cost to C: £21,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FloorPlan

EPC Graphs

EPC

Price history

137% since 2006

Event	Date	Price	% change
Sold	27/05/2020 (6 years ago)	£440,000	+136.6%
Sold	03/01/2006 (20 years ago)	£186,000	—

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
21 PERITON ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BW	£610,000	30/01/2026	Terraced
5 KEELING ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AA	£518,000	16/12/2025	Terraced
49 ELTHAM GREEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BJ	£448,500	13/06/2025	Terraced
14 GREEN WAY, LONDON, GREENWICH, GREATER LONDON, SE9 5SZ	£750,000	15/12/2023	Terraced
16 KATHERINE GARDENS, LONDON, GREENWICH, GREATER LONDON, SE9 6AN	£485,000	20/11/2023	Terraced
17 PINNELL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AJ	£550,000	13/11/2023	Terraced
5 PERITON ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BW	£472,000	20/10/2023	Terraced
19 ELTHAM GREEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BA	£500,000	07/06/2023	Terraced
4 LIONEL GARDENS, LONDON, GREENWICH, GREATER LONDON, SE9 6DG	£556,000	09/02/2023	Terraced
567 WESTHORNE AVENUE, LONDON, GREENWICH, GREATER LONDON, SE9 6DN	£500,000	20/12/2022	Terraced
27 ELTHAM GREEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BA	£480,000	02/12/2022	Terraced
25 MESSENT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AG	£454,000	29/11/2022	Terraced
23 MESSENT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AG	£500,000	19/10/2022	Terraced
9 LEGATT ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AB	£450,000	29/07/2022	Terraced
3 MULBERRY PLACE, LONDON, GREENWICH, GREATER LONDON, SE9 6AR	£290,000	21/07/2022	Terraced
6 PERITON ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6BW	£451,000	11/05/2022	Terraced
1 HAIMO ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6DZ	£491,000	11/04/2022	Terraced
3 PINNELL ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AJ	£436,000	07/03/2022	Terraced
1 HAIMO ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6DZ	£510,000	28/01/2022	Terraced
6 BEDGEBURY ROAD, LONDON, GREENWICH, GREATER LONDON, SE9 6AQ	£430,000	16/12/2021	Terraced

Area average: £494,075 (20 sales)

Capital growth trend

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

5y growth 5.7%

10y growth 18%

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

1y (index) 0.2%

5y (index) 11.2%

10y (index) 28.5%

Rental Range

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

Low £1,757/mo

Realistic £1,952/mo

Optimistic £2,147/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Outer East London: £1,670/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE9 6AW

Nearby

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

Type	Name	Distance
Bus stop	Haimo Road	0.1 miles
Shop	Co-op Food	0.1 miles
Shop	Hair & Beauty on the Green	0.2 miles
Train station	Eltham	0.6 miles
Train station	Kidbrooke	0.6 miles
University	University of Greenwich Avery Hill Campus	1.9 miles
University	University of Greenwich	2.7 miles
Hospital	Sloane Hospital	3.8 miles
Hospital	Neonatal Unit, L1 Z2	4.7 miles

Street-level crime

Category	Count
Violence and sexual offences	141
Anti-social behaviour	78
Shoplifting	29
Public order	26
Other theft	22
Vehicle crime	18
Drugs	17
Burglary	16
Robbery	13
Bicycle theft	5
Theft from the person	5
Possession of weapons	4
Other crime	3
Criminal damage and arson	2
Total incidents	379

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
Wize Up	Other	0.1 miles	Good — 12 Jun 2024
Haimo Primary School	Primary	0.2 miles	Good — 7 May 2024
Ealdham Primary School	Primary	0.2 miles	Good — 7 Nov 2011
Harris Academy Greenwich	Secondary	0.3 miles	Outstanding — 12 May 2022
Newhaven Pupil Referral Unit	Other	0.3 miles	Good — 23 Apr 2012

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
3 Bed Flat, Dowding Drive, SE9	£2,600/mo	3	0.22 miles	OpenRent
3 Bed Maisonette, Westhorne Avenue, SE9	£1,800/mo	3	0.53 miles	OpenRent

Average rent: £2,200/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 5.9%

Cost-to-rent ratio 17×

Monthly cashflow £183/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.7%

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).