# 2 bedroom flat for sale (SE12 9QQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, PAXTON COURT, MARVELS LANE, LONDON, GREATER LONDON SE12 9QQ |
| Price | £200,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 51 m² |
| Last sold | £120,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 05/05/2035
- **Current heating cost:** £236/year
- **Est. upgrade cost to C:** £1,655

### Recommendations
- L2 (£800 - £1,200)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7235-1125-4500-0486-0206)

## Description

GUIDE PRICE £200,000 -  £220,000 

**Retirement Apartment**

Available to move in to immediately, is this spacious two double bedroom apartment on the lower ground floor of Paxton Court available to those over the age of 60, providing direct access to the developments beautifully landscaped communal garden.

Well maintained throughout this property is perfect for anybody looking to move straight in and unpack into their new home.

A warm welcome awaits with a wide entrance hall that sets the tone for the space beyond. You'll find two generously sized built-in storage cupboards — perfect for coats, cleaning supplies, or even seasonal decorations — keeping your home clutter-free and organised.

Bright, peaceful, and spacious, the lounge features a large glazed door leading directly to the garden, Whether you're relaxing with a book, hosting visitors, or enjoying a cup of tea with the patio door open, this room offers calm and comfort. There's ample space for lounge furniture and dining table, creating a multifunctional living area tailored to your needs.

The separate fitted kitchen is compact yet thoughtfully laid out, offering plenty of worktop and cupboard space for all your cooking essentials. Finished with neutral cabinetry and modern fittings, it includes an integrated oven, hob, and space for additional appliances. The separation from the living room offers a clear divide between relaxing and cooking areas — perfect for those who still enjoy preparing meals.

Bedroom one features a great size double room, this generously sized space offers plenty of room for a double bed, side tables, and additional furniture. It also benefits from a built-in wardrobe, providing smart storage without compromising floor space. A peaceful retreat at the end of the day.

Bedroom 2 is an Ideal guest room, office, or hobby space, the second double bedroom is versatile and well-proportioned. Whether you have visiting grandchildren or want a space for crafts, reading, or working from home, this room adapts to your lifestyle.

The bathroom is fully tiled for easy maintenance and features a white suite including a bath with shower over, WC, and washbasin. Designed with practicality in mind, it's spacious, well-lit, and ready to use — with the potential for minor adaptations to suit individual mobility needs.

Benefits include; Care line system which controls door entry and monitoring of the fire alarms, a CCTV system allowing residents to see who is visiting before allowing them in to the building, secure gated parking, communal lounge and communal laundry room.

The development is located next to a row of shops, perfect for essential shopping. Just outside there are bus stops providing access to Eltham, Grove Park, Bromley and other towns with a much bigger variety of shops & supermarkets.

Green Spaces include Chinbrook Meadows, Foxes Field and Sundridge Park are all close by for those Sunday afternoon strolls.

## Property Photos

- ![Photo](/listings/photos/167922086/438692)
- ![Photo](/listings/photos/167922086/438693)
- ![Photo](/listings/photos/167922086/438694)
- ![Photo](/listings/photos/167922086/438695)
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- ![Photo](/listings/photos/167922086/438701)
- ![Photo](/listings/photos/167922086/438702)
- ![Photo](/listings/photos/167922086/438703)

## Floorplans

- ![Floorplan 1](/listings/photos/167922086/438704) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/167922086/438705) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PAXTON COURT FLAT 1 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £120,000 | 09/03/2026 | Flat |
| PAXTON COURT FLAT 1 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £141,000 | 28/08/2015 | Flat |
| PAXTON COURT FLAT 1 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £90,000 | 01/12/2000 | 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 |
|---------|-------|------|------|
| ROBINS COURT FLAT 70 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QN | £195,000 | 26/08/2025 | Flat |
| ROBINS COURT FLAT 48 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QN | £207,000 | 14/04/2025 | Flat |
| ROBINS COURT FLAT 27 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QW | £250,000 | 15/12/2023 | Flat |
| ROBINS COURT FLAT 69 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QN | £280,000 | 21/08/2023 | Flat |
| ROBINS COURT FLAT 19 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QW | £283,000 | 14/08/2023 | Flat |
| [Same street] PAXTON COURT FLAT 15 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £130,000 | 04/08/2023 | Flat |
| ROBINS COURT FLAT 47 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QN | £292,500 | 06/07/2023 | Flat |
| [Same street] PAXTON COURT FLAT 48 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £210,000 | 16/06/2023 | Flat |
| ROBINS COURT FLAT 55 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QN | £283,000 | 04/04/2023 | Flat |
| [Same street] PAXTON COURT FLAT 54 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £125,000 | 21/12/2022 | Flat |
| VIXEN HEIGHTS 20 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £575,000 | 21/12/2022 | Flat |
| AVERY COURT, 81 FLAT G CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QL | £475,000 | 19/12/2022 | Flat |
| VIXEN HEIGHTS 14 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £425,000 | 16/12/2022 | Flat |
| VIXEN HEIGHTS 4 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £433,000 | 30/11/2022 | Flat |
| VIXEN HEIGHTS 10 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £425,000 | 30/11/2022 | Flat |
| VIXEN HEIGHTS 5 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £330,000 | 16/11/2022 | Flat |
| MERRYFIELD HOUSE FLAT 12 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4PR | £195,000 | 21/10/2022 | Flat |
| [Same street] PAXTON COURT FLAT 8 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £220,000 | 19/10/2022 | Flat |
| ROBINS COURT FLAT 63 CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QN | £310,000 | 10/10/2022 | Flat |
| [Same street] PAXTON COURT FLAT 39 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £152,000 | 07/10/2022 | Flat |
| VIXEN HEIGHTS 17 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £340,000 | 01/09/2022 | Flat |
| [Same street] PAXTON COURT FLAT 33 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £115,000 | 30/08/2022 | Flat |
| VIXEN HEIGHTS 19 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £535,000 | 24/08/2022 | Flat |
| VIXEN HEIGHTS 9 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £330,000 | 19/08/2022 | Flat |
| AVERY COURT, 81 FLAT C CHINBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 9QL | £425,000 | 12/08/2022 | Flat |
| VIXEN HEIGHTS 15 GROVE PARK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE9 4NU | £450,000 | 29/07/2022 | Flat |
| [Same street] PAXTON COURT FLAT 25 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £201,000 | 11/07/2022 | Flat |
| [Same street] PAXTON COURT FLAT 59 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £226,000 | 07/06/2022 | Flat |
| [Same street] PAXTON COURT FLAT 21 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £121,500 | 17/12/2021 | Flat |
| [Same street] PAXTON COURT FLAT 12 MARVELS LANE, LONDON, LEWISHAM, GREATER LONDON, SE12 9QQ | £215,000 | 16/12/2021 | Flat |

**Street average:** £171,550 (10 sales)
**Area average:** £351,925 (20 sales)

## Price vs local average

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

- **Local average:** £342,357 (28 Flat, SE12, 2024–2026)
- **Deviation:** -41.6%

## Rental Range

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

- **Low:** £1,645/mo
- **Realistic:** £1,828/mo
- **Optimistic:** £2,011/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 Terraced House, Henry Cooper Way, SE9 | £1,700/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Terraced House, Alice Thompson Close, SE12 | £1,800/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Marvels Lane, SE12 | £1,695/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Stratfield House, SE12 | £1,750/mo | 2 | 0.64 miles | OpenRent |

**Average rent: £1,736/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.86% (okay)
- **Max investor price (0.8%):** £215,625
- **Target investor price (1%):** £172,500

*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 £1,725/mo).*

- **Gross yield:** 10.4%
- **Cost-to-rent:** 9.7×
- **Monthly cashflow:** £740/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15.3%

*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:** £3,922/m²

## Capital growth trend

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

- **5y growth:** 31%
- **10y growth:** 37.9%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 3%
- **10y growth (index):** 5.9%

## 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)