# 4 bedroom terraced house for sale (SE13 5BX) ## Property Details | Key | Value | |-----|-------| | Address | 81 DACRE PARK, LONDON, GREATER LONDON SE13 5BX | | Price | £1,850,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 1900-1929 | | Floor area | 207 m² | | Last sold | £1,900,000 Aug 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 16/01/2032 - **Current heating cost:** £1,552/year - **Est. upgrade cost to C:** £20,575 ### Recommendations - A2 (£850 - £1,500) - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - O (£3,300 - £6,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9435-3012-5209-9012-6200) ## Description Situated within an elegant and rarely available landmark terrace, this beautifully maintained four-storey Captain's house has been thoughtfully updated whilst preserving its wealth of period character. The most recent enhancement includes the addition of stylish herringbone flooring to the lower ground floor, complementing the home's timeless Regency elegance. This impressive Grade II listed Regency residence is arranged over four floors and offers beautifully proportioned and well-balanced accommodation throughout. The property comprises four generous double bedrooms, three bathrooms, an elegant dual-aspect reception room on the entrance level, and a spacious open-plan kitchen and family room on the lower ground floor, creating an exceptional space for both everyday family living and entertaining. To the rear, the property enjoys an outstanding 110ft mature garden, providing a peaceful and private oasis. Beautifully landscaped with an extensive variety of established trees, shrubs and flowering plants, the garden has been carefully designed to provide year-round colour and seasonal interest, while also incorporating a productive vegetable garden. Occupying one of the most sought-after residential roads within the prestigious Blackheath Conservation Area, the property is ideally positioned approximately half a mile from the heart of Blackheath Village. Renowned for its charming atmosphere, the village offers an excellent selection of independent boutiques, cafés, acclaimed restaurants, traditional pubs, delicatessens, and everyday amenities, together with highly regarded state and independent schools. Blackheath Station is approximately 800 metres and provides frequent Southeastern services to London Bridge in around 15 minutes, with direct connections to Cannon Street, Charing Cross and Victoria, making the property particularly well suited to commuters. The Docklands Light Railway is also easily accessible from nearby Lewisham, offering swift connections to Canary Wharf, the City and Stratford. An extensive network of local bus routes serves the area, while the A2, A20 and South Circular provide excellent road links into Central London, Kent and the M25. The property also enjoys close proximity to the open expanses of Blackheath, the historic surroundings of Greenwich Park and the many cultural attractions of Maritime Greenwich, offering an exceptional combination of green open space, heritage and outstanding connectivity. Freehold London Borough of Lewisham - Council Tax Band: - G Energy Efficiency Rating - E ## Property Photos - ![1442361-34-6a3ace...](/listings/photos/91701378/2522931) - 1442361-34-6a3ace... - ![1442361-11-6a3acc...](/listings/photos/91701378/2522932) - 1442361-11-6a3acc... - ![1442361-13-6a3acc...](/listings/photos/91701378/2522933) - 1442361-13-6a3acc... - ![1442361-8-6a3acc1...](/listings/photos/91701378/2522934) - 1442361-8-6a3acc1... - ![1442361-3-6a3acba...](/listings/photos/91701378/2522935) - 1442361-3-6a3acba... - ![1442361-29-6a3ace...](/listings/photos/91701378/2522936) - 1442361-29-6a3ace... - ![1442361-18-6a3acd...](/listings/photos/91701378/2522937) - 1442361-18-6a3acd... - ![1442361-20-6a3acd...](/listings/photos/91701378/2522938) - 1442361-20-6a3acd... - ![1-6a3bc8fedc3bd-1...](/listings/photos/91701378/2522939) - 1-6a3bc8fedc3bd-1... - ![1442361-22-6a3acd...](/listings/photos/91701378/2522940) - 1442361-22-6a3acd... - ![1442361-15-6a3acc...](/listings/photos/91701378/2522941) - 1442361-15-6a3acc... - ![1442361-6-6a3acbf...](/listings/photos/91701378/2522942) - 1442361-6-6a3acbf... - ![1442361-14-6a3acc...](/listings/photos/91701378/2522943) - 1442361-14-6a3acc... - ![1442361-1-6a3acb5...](/listings/photos/91701378/2522944) - 1442361-1-6a3acb5... - ![1442361-4-6a3acbd...](/listings/photos/91701378/2522945) - 1442361-4-6a3acbd... - ![1442361-12-6a3acc...](/listings/photos/91701378/2522946) - 1442361-12-6a3acc... - ![1442361-7-6a3acc0...](/listings/photos/91701378/2522947) - 1442361-7-6a3acc0... - ![1442361-10-6a3acc...](/listings/photos/91701378/2522948) - 1442361-10-6a3acc... - ![1442361-9-6a3acc3...](/listings/photos/91701378/2522949) - 1442361-9-6a3acc3... - ![1442361-16-6a3acd...](/listings/photos/91701378/2522950) - 1442361-16-6a3acd... - ![1442361-17-6a3acd...](/listings/photos/91701378/2522951) - 1442361-17-6a3acd... - ![1442361-23-6a3acd...](/listings/photos/91701378/2522952) - 1442361-23-6a3acd... - ![1442361-2-6a3acb8...](/listings/photos/91701378/2522953) - 1442361-2-6a3acb8... - ![1442361-33-6a3ace...](/listings/photos/91701378/2522954) - 1442361-33-6a3ace... - ![1442361-19-6a3acd...](/listings/photos/91701378/2522955) - 1442361-19-6a3acd... - ![1442361-27-6a3ace...](/listings/photos/91701378/2522956) - 1442361-27-6a3ace... - ![1442361-21-6a3acd...](/listings/photos/91701378/2522957) - 1442361-21-6a3acd... - ![1442361-35-6a3ace...](/listings/photos/91701378/2522958) - 1442361-35-6a3ace... - ![1442361-30-6a3ace...](/listings/photos/91701378/2522959) - 1442361-30-6a3ace... - ![1442361-36-6a3ace...](/listings/photos/91701378/2522961) - 1442361-36-6a3ace... - ![Google Maps Image](/listings/photos/91701378/2522962) - Google Maps Image ## Floorplans - ![Floorplan](/listings/photos/91701378/2522963) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/91701378/2522964) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 81 DACRE PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5BX | £1,900,000 | 25/08/2022 | Terraced | | 81 DACRE PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5BX | £1,504,000 | 12/01/2017 | Terraced | | 81 DACRE PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5BX | £1,181,000 | 21/03/2011 | 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 | |---------|-------|------|------| | 53 BELMONT PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5BW | £725,000 | 09/12/2025 | Terraced | | 87 QUENTIN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5DG | £1,100,000 | 21/08/2025 | Terraced | | 55 QUENTIN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5DG | £690,000 | 15/12/2023 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 19 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £425,000 | 08/12/2023 | Terraced | | 200 DACRE PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5SH | £600,000 | 07/07/2023 | Terraced | | 18 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5EA | £308,000 | 27/04/2023 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 25 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £432,000 | 26/04/2023 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 24 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £420,000 | 15/02/2023 | Terraced | | 200 DACRE PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5SH | £575,000 | 16/12/2022 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 7 MATRONS HOUSE BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £745,000 | 15/12/2022 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 32 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £715,000 | 24/11/2022 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 1 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £485,000 | 23/11/2022 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 2 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £465,000 | 23/11/2022 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 15 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £446,000 | 18/11/2022 | Terraced | | MERCHANT TAYLORS ALMSHOUSES 16 BRANDRAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5RX | £475,000 | 18/11/2022 | Terraced | | 17 TRISTAN SQUARE, LONDON, LEWISHAM, GREATER LONDON, SE3 9UB | £755,000 | 27/09/2022 | Terraced | | 21 QUENTIN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5DQ | £1,085,000 | 02/09/2022 | Terraced | | 8 KINGSWOOD PLACE, LONDON, LEWISHAM, GREATER LONDON, SE13 5BU | £1,521,000 | 17/06/2022 | Terraced | | 42 QUENTIN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5DF | £1,150,000 | 31/05/2022 | Terraced | | 4 QUENTIN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5DQ | £1,260,000 | 23/05/2022 | Terraced | **Area average:** £718,850 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £806,975 (51 Terraced, SE13, 2024–2026) - **Deviation:** +129.3% ## Rental Range *ONS Price Index of Private Rents (Lewisham). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,649/mo - **Realistic:** £1,832/mo - **Optimistic:** £2,015/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,446/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 | |------|------|------|------|------| | 4 Bed Flat, Old Road, SE13 | £3,800/mo | 4 | 0.24 miles | OpenRent | **Average rent: £3,800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £475,000 - **Target investor price (1%):** £380,000 *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 £3,800/mo).* - **Gross yield:** 2.5% - **Cost-to-rent:** 40.6× - **Monthly cashflow:** £-3,890/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.7% *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:** £8,937/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 25% - **10y growth:** 73.5% ## House Price Index (HM Land Registry) *Official index for Lewisham; Terraced series; as of July 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 17.7% - **10y growth (index):** 23.5% ## 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)