# 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)