Sold STC Terraced

35 SIDDONS ROAD

LONDON, GREATER LONDON SE23 2JH

4 beds 2 baths 193 m² Listed 10 Sep 2025 (-288d)

£1,100,000

Reduced on 7 Oct 2025

Save

# 4 bedroom terraced house for sale (SE23 2JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 SIDDONS ROAD, LONDON, GREATER LONDON SE23 2JH |
| Price | £1,100,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £350,000 Oct 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/08/2035
- **Current heating cost:** £969/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9857-3053-8208-1475-7200)

## Description

A truly exceptional four-bedroom period family home for sale set over 2,000sq ft on Siddons Road with a beautiful private rear garden, offered chain-free.

The ground floor comprises a spacious front double reception room with wood burning stove and a spectacular kitchen/dining room featuring pivot-and-slide doors that effortlessly connect the interior to a beautifully landscaped private rear garden, creating a seamless indoor/outdoor living experience. The kitchen spans 24ft (approx. 7.3m) and includes polished concrete work surfaces, premium fittings, and bespoke cabinetry.

Upstairs, you will find three double bedrooms and a modern bathroom suite. On the top floor is a wonderful master bedroom boasting a freestanding cast iron bath, a Contura wood-burning stove, a walk-in wardrobe, and a bright, spacious shower/steam room with an integrated speaker system.

Key features include underfloor heating throughout, a full re-wire, 5-amp lamp circuits, complete re-plumbing, water softener, double-glazed wooden sash windows, high ceilings, wooden shutters, oak hardwood engineered flooring, a repointed facade (front and rear) with traditional lime mortar, abundant natural light, and ample storage throughout.

Located just 0.6 miles (approx. 960m) from Forest Hill station, the property offers fantastic transport links to London Bridge, Canada Water, Shoreditch, Whitechapel, Highbury & Islington, and many other destinations. It is also just a short distance from various amenities, including a variety of restaurants, coffee shops, cafés, gastropubs, parks, and well-regarded independent and state schools.

Viewings are highly recommended, call the Pedder Forest Hill Sales team to arrange a viewing.

EPC: C | Council Tax Band: D

## Property Photos

- ![IMG_2652-1500x1000.jpg](/listings/photos/166842218/725679) - IMG_2652-1500x1000.jpg
- ![IMG_2734-1500x1000.jpg](/listings/photos/166842218/725681) - IMG_2734-1500x1000.jpg
- ![IMG_2674-1500x1000.jpg](/listings/photos/166842218/725683) - IMG_2674-1500x1000.jpg
- ![IMG_2688-2-1500x1000.jpg](/listings/photos/166842218/725686) - IMG_2688-2-1500x1000.jpg
- ![IMG_2625-1-1500x1000.jpg](/listings/photos/166842218/725687) - IMG_2625-1-1500x1000.jpg
- ![IMG_2584-2-1500x1000.jpg](/listings/photos/166842218/725688) - IMG_2584-2-1500x1000.jpg
- ![IMG_2679-1500x1000.jpg](/listings/photos/166842218/725689) - IMG_2679-1500x1000.jpg
- ![35-Siddons-Road-SE23-P_01-1500x1000.jpg](/listings/photos/166842218/725690) - 35-Siddons-Road-SE23-P_01-1500x1000.jpg
- ![IMG_2648-1-1500x1000.jpg](/listings/photos/166842218/725691) - IMG_2648-1-1500x1000.jpg
- ![35-Siddons-Road-SE23-P_02-1500x1000.jpg](/listings/photos/166842218/725692) - 35-Siddons-Road-SE23-P_02-1500x1000.jpg
- ![35-Siddons-Road-SE23-P_04-1500x1000.jpg](/listings/photos/166842218/725694) - 35-Siddons-Road-SE23-P_04-1500x1000.jpg
- ![IMG_2630-1-1500x1000.jpg](/listings/photos/166842218/725695) - IMG_2630-1-1500x1000.jpg
- ![IMG_2670-1-1500x1000.jpg](/listings/photos/166842218/725697) - IMG_2670-1-1500x1000.jpg
- ![IMG_2683-1-1500x1000.jpg](/listings/photos/166842218/725699) - IMG_2683-1-1500x1000.jpg
- ![IMG_2579-2-1500x1000.jpg](/listings/photos/166842218/725700) - IMG_2579-2-1500x1000.jpg
- ![IMG_2609-2-1500x1000.jpg](/listings/photos/166842218/725704) - IMG_2609-2-1500x1000.jpg
- ![IMG_2613-1-1500x1000.jpg](/listings/photos/166842218/725706) - IMG_2613-1-1500x1000.jpg
- ![IMG_2615-1-1500x1000.jpg](/listings/photos/166842218/725707) - IMG_2615-1-1500x1000.jpg
- ![IMG_2618-1500x1000.jpg](/listings/photos/166842218/725709) - IMG_2618-1500x1000.jpg

## Floorplans

- ![floorplan-774.jpg](/listings/photos/166842218/725710) - floorplan-774.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/166842218/725711) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £350,000 | 23/10/2014 | 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 |
|---------|-------|------|------|
| [Same street] 57B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £360,000 | 28/01/2026 | Flat |
| [Same street] 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £550,000 | 05/12/2025 | Flat |
| 60 TRILBY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DN | £750,000 | 21/11/2025 | Terraced |
| [Same street] 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £395,500 | 20/06/2025 | Flat |
| [Same street] 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £700,000 | 27/09/2024 | Terraced |
| 130 WOOLSTONE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2TF | £585,000 | 08/12/2023 | Terraced |
| 32 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW | £435,000 | 27/10/2023 | Terraced |
| 146 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY | £680,000 | 29/09/2023 | Terraced |
| 72 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY | £900,000 | 14/08/2023 | Terraced |
| 4 CIBBER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EF | £725,000 | 12/05/2023 | Terraced |
| 42 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE | £625,000 | 09/12/2022 | Terraced |
| 78 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW | £890,000 | 02/12/2022 | Terraced |
| [Same street] 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £825,000 | 21/10/2022 | Terraced |
| 39 FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DZ | £1,150,000 | 07/10/2022 | Terraced |
| 129 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ | £785,000 | 30/08/2022 | Terraced |
| 3 TREVISO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EB | £770,000 | 15/07/2022 | Terraced |
| 18 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ | £760,000 | 04/07/2022 | Terraced |
| 60 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR | £817,600 | 26/05/2022 | Terraced |
| 149 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ | £705,000 | 10/05/2022 | Terraced |
| 38 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DU | £487,700 | 06/05/2022 | Terraced |
| 9 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2ED | £728,480 | 28/04/2022 | Terraced |
| 56 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR | £845,000 | 22/04/2022 | Terraced |
| 98 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY | £653,000 | 11/04/2022 | Terraced |
| 50 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE | £596,000 | 17/03/2022 | Terraced |
| 105 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ | £737,000 | 08/02/2022 | Terraced |
| [Same street] 53 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £425,000 | 26/11/2021 | Terraced |
| [Same street] 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH | £460,000 | 24/11/2021 | Flat |

**Street average:** £530,786 (7 sales)
**Area average:** £731,239 (20 sales)

## Price vs local average

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

- **Local average:** £713,797 (29 Terraced, SE23, 2024–2026)
- **Deviation:** +54.1%

## Rental Range

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

- **Low:** £1,639/mo
- **Realistic:** £1,821/mo
- **Optimistic:** £2,003/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £227,625
- **Target investor price (1%):** £182,100

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,699/m²

## Capital growth trend

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

- **5y growth:** 6.5%
- **10y growth:** 23.8%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Terraced series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 12%
- **10y growth (index):** 26.8%

## 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)

IMG_2652-1500x1000.jpg IMG_2734-1500x1000.jpg IMG_2674-1500x1000.jpg IMG_2688-2-1500x1000.jpg IMG_2625-1-1500x1000.jpg IMG_2584-2-1500x1000.jpg IMG_2679-1500x1000.jpg 35-Siddons-Road-SE23-P_01-1500x1000.jpg IMG_2648-1-1500x1000.jpg 35-Siddons-Road-SE23-P_02-1500x1000.jpg 35-Siddons-Road-SE23-P_04-1500x1000.jpg IMG_2630-1-1500x1000.jpg IMG_2670-1-1500x1000.jpg IMG_2683-1-1500x1000.jpg IMG_2579-2-1500x1000.jpg IMG_2609-2-1500x1000.jpg IMG_2613-1-1500x1000.jpg IMG_2615-1-1500x1000.jpg IMG_2618-1500x1000.jpg

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Property details

Tenure

FREEHOLD

Floor area

193 m²

Council tax band

EPC rating

Last sold

£350,000 Oct 2014

Price per m²

£5,699/m²

Local average

£713,797 (+54.1%)

Deprivation

Decile 6 (17,818 of 33,755)

Street crime

507 incidents within 1 mile (Apr 2026)

Key features

Chain-free
Four double bedrooms
Modern bright kitchen/dining room
Spacious double reception room
Landscaped rear garden
Modern bathroom suites
Underfloor heating throughout
Walk-in wardrobe
Close to excellent transport links
Immaculate finish

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Heating: Gas central
Garden: Yes
Listed property: No
Restrictions: Yes
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

A truly exceptional four-bedroom period family home for sale set over 2,000sq ft on Siddons Road with a beautiful private rear garden, offered chain-free.

The ground floor comprises a spacious front double reception room with wood burning stove and a spectacular kitchen/dining room featuring pivot-and-slide doors that effortlessly connect the interior to a beautifully landscaped private rear garden, creating a seamless indoor/outdoor living experience. The kitchen spans 24ft (approx. 7.3m) and includes polished concrete work surfaces, premium fittings, and bespoke cabinetry.

Upstairs, you will find three double bedrooms and a modern bathroom suite. On the top floor is a wonderful master bedroom boasting a freestanding cast iron bath, a Contura wood-burning stove, a walk-in wardrobe, and a bright, spacious shower/steam room with an integrated speaker system.

Key features include underfloor heating throughout, a full re-wire, 5-amp lamp circuits, complete re-plumbing, water softener, double-glazed wooden sash windows, high ceilings, wooden shutters, oak hardwood engineered flooring, a repointed facade (front and rear) with traditional lime mortar, abundant natural light, and ample storage throughout.

Located just 0.6 miles (approx. 960m) from Forest Hill station, the property offers fantastic transport links to London Bridge, Canada Water, Shoreditch, Whitechapel, Highbury & Islington, and many other destinations. It is also just a short distance from various amenities, including a variety of restaurants, coffee shops, cafés, gastropubs, parks, and well-regarded independent and state schools.

Viewings are highly recommended, call the Pedder Forest Hill Sales team to arrange a viewing.

EPC: C | Council Tax Band: D

Listed by

Forest Hill

Pedder

Reference: 166842218

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 15/08/2025

Expiry date: 14/08/2035

Current heating cost: £969/year

Potential heating cost: £969/year

Est. upgrade cost to C: £9,000

Recommendations

Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

floorplan-774.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	23/10/2014 (11 years ago)	£350,000	—

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
Same street 57B SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£360,000	28/01/2026	Flat
Same street 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£550,000	05/12/2025	Flat
60 TRILBY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DN	£750,000	21/11/2025	Terraced
Same street 55 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£395,500	20/06/2025	Flat
Same street 33 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£700,000	27/09/2024	Terraced
130 WOOLSTONE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2TF	£585,000	08/12/2023	Terraced
32 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW	£435,000	27/10/2023	Terraced
146 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY	£680,000	29/09/2023	Terraced
72 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY	£900,000	14/08/2023	Terraced
4 CIBBER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EF	£725,000	12/05/2023	Terraced
42 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE	£625,000	09/12/2022	Terraced
78 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JW	£890,000	02/12/2022	Terraced
Same street 49 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£825,000	21/10/2022	Terraced
39 FARREN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DZ	£1,150,000	07/10/2022	Terraced
129 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ	£785,000	30/08/2022	Terraced
3 TREVISO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EB	£770,000	15/07/2022	Terraced
18 COMO ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JJ	£760,000	04/07/2022	Terraced
60 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR	£817,600	26/05/2022	Terraced
149 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ	£705,000	10/05/2022	Terraced
38 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DU	£487,700	06/05/2022	Terraced
9 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2ED	£728,480	28/04/2022	Terraced
56 SHIPMAN ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2DR	£845,000	22/04/2022	Terraced
98 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EY	£653,000	11/04/2022	Terraced
50 VESTRIS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2EE	£596,000	17/03/2022	Terraced
105 CRANSTON ROAD, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 2EZ	£737,000	08/02/2022	Terraced
Same street 53 SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£425,000	26/11/2021	Terraced
Same street 25A SIDDONS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 2JH	£460,000	24/11/2021	Flat

Street average: £530,786 (7 sales)

Area average: £731,239 (20 sales)

Capital growth trend

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

5y growth 6.5%

10y growth 23.8%

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

1y (index) 2%

5y (index) 12%

10y (index) 26.8%

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 2JH

Nearby

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

Type	Name	Distance
Shop	Siddons News	0.0 miles
Bus stop	Siddons Road	0.1 miles
Shop	Corner Shop	0.1 miles
Train station	Forest Hill	0.4 miles
Train station	Sydenham	0.7 miles
Hospital	Sloane Hospital	2.6 miles
Hospital	British Home & Hospital for Incurables	2.9 miles
University	University of Greenwich	3.6 miles
University	University of Wales Trinity Saint David London Campus	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	129
Anti-social behaviour	102
Vehicle crime	56
Shoplifting	43
Public order	41
Criminal damage and arson	31
Other theft	31
Robbery	20
Burglary	17
Theft from the person	13
Drugs	11
Other crime	7
Possession of weapons	5
Bicycle theft	1
Total incidents	507

Within 1 mile during Apr 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
Perrymount Primary School	Primary	0.1 miles	Good — 15 Jan 2013
Kilmorie Primary School	Primary	0.3 miles	Good — 11 Sep 2024
St George's CofE Primary School	Primary	0.3 miles	Good — 13 Jul 2011
Forest Hill School	Secondary	0.4 miles	Good — 1 Feb 2024
Brent Knoll School	Other	0.4 miles	Good — 7 Sep 2015

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.17%

Max investor price (0.8%) £227,625

Target investor price (1%) £182,100

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).