# 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 - **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)