Sold STC Detached

89 NITHDALE ROAD

LONDON, GREATER LONDON SE18 3PE

1,625 sq ft Listed 3 Nov 2016 (-3506d)

£490,000

Reduced on 24 Nov 2016

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# 5 bedroom detached house for sale (SE18 3PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 89 NITHDALE ROAD, LONDON, GREATER LONDON SE18 3PE |
| Price | £490,000 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 151 m² |
| Last sold | £483,000 Aug 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £930/year
- **Est. upgrade cost to C:** £14,100

### Recommendations
- I (£2,200 - £3,000)
- 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/8815-7723-3750-1782-5926)

## Description

*** GUIDE PRICE £490,000 - £510,000 ***

A well presented five bedroom detached family home offering versatile accommodation. Located on the popular Shooters Hill slopes, convenient for local schools, bus routes and local amenities.

*TWO SEPARATE RECEPTION ROOMS* *14FT MODERN FITTED KITCHEN* *MODERN WHITE THREE PIECE BATHROOM SUITE* *EN-SUITE SHOWER ROOM* *TIERED REAR GARDEN* *VERSATILE ACCOMMODATION*

**Key Terms**

Plumstead and Woolwich are part of South East Londons big reinvention, with Woolwich town centre unrecognisable compared to 20 years ago. Already home to an excellent mainline rail service and the DLR, Woolwichs Crossrail station is well underway. Together with the redevelopment of the Royal Arsenal, Woolwich is emerging as a new urban centre.

Plumstead offers an altogether greener setting, with the vast commons and Oxleas Wood provide a perfect backdrop to some stunning period properties.

## Property Photos

- ![External](/listings/photos/62917244/230501) - External
- ![Kitchen](/listings/photos/62917244/230506) - Kitchen
- ![Reception Room 2](/listings/photos/62917244/230510) - Reception Room 2
- ![Bathroom](/listings/photos/62917244/230518) - Bathroom
- ![Kitchen/Diner](/listings/photos/62917244/230521) - Kitchen/Diner
- ![Bedroom](/listings/photos/62917244/230527) - Bedroom
- ![Lounge](/listings/photos/62917244/230529) - Lounge
- ![Garden](/listings/photos/62917244/230533) - Garden
- ![Bedroom](/listings/photos/62917244/230540) - Bedroom
- ![Garden](/listings/photos/62917244/230544) - Garden
- ![Garden](/listings/photos/62917244/230548) - Garden
- ![Wc](/listings/photos/62917244/230556) - Wc
- ![Picture No. 16](/listings/photos/62917244/230561) - Picture No. 16

## Floorplans

- ![Floorplan](/listings/photos/62917244/230568) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/62917244/230573) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13285707
- **Address:** 89 Nithdale Road, LONDON, SE18 3PE
- **Certificate Issued:** 11/12/2018
- **Work Completed:** 12/11/2018
- **Items:** 1 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 89 NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE | £483,000 | 11/08/2017 | Terraced |
| 89 NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE | £16,500 | 12/02/1999 | 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] 79 NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE | £555,000 | 21/08/2023 | Terraced |
| [Same street] 51 NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE | £525,000 | 28/04/2023 | Terraced |
| [Same street] 41A NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE | £352,000 | 01/04/2022 | Flat |
| [Same street] 41B NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE | £260,000 | 27/07/2021 | Flat |

**Street average:** £423,000 (4 sales)

## Price vs local average

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

- **Local average:** £1,776,205 (3 Detached, SE18, 2024–2026)
- **Deviation:** -72.4%

## Rental Range

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

- **Low:** £1,754/mo
- **Realistic:** £1,949/mo
- **Optimistic:** £2,144/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Herbert Road, SE18 | £2,000/mo | 3 | 0.26 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.4×
- **Monthly cashflow:** £-155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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:** £3,245/m²

## Capital growth trend

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

- **5y growth:** 137.2%
- **10y growth:** 11.3%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Detached series; as of March 2026.*

- **1y growth (index):** 3.5%
- **5y growth (index):** 11.7%
- **10y growth (index):** 29.9%

## 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)

External Kitchen Reception Room 2 Bathroom Kitchen/Diner Bedroom Lounge Garden Bedroom Garden Garden Wc Picture No. 16

/ 13

Property details

Tenure

FREEHOLD

Floor area

151 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£483,000 Aug 2017

Price per m²

£3,245/m²

Local average

£1,776,205 (-72.4%)

Deprivation

Decile 6 (17,552 of 33,755)

Street crime

556 incidents within 1 mile (Apr 2026)

Key features

Two Separate Reception Rooms
14ft Modern Fitted Kitchen
Modern White Three Piece Bathroom Suite
En-Suite Shower Room
Tiered Rear Garden
Versatile Accommodation

Additional details

Garden: Yes

Description

* GUIDE PRICE £490,000 - £510,000 *
A well presented five bedroom detached family home offering versatile accommodation. Located on the popular Shooters Hill slopes, convenient for local schools, bus routes and local amenities.

*TWO SEPARATE RECEPTION ROOMS* *14FT MODERN FITTED KITCHEN* *MODERN WHITE THREE PIECE BATHROOM SUITE* *EN-SUITE SHOWER ROOM* *TIERED REAR GARDEN* *VERSATILE ACCOMMODATION*

Key Terms
Plumstead and Woolwich are part of South East Londons big reinvention, with Woolwich town centre unrecognisable compared to 20 years ago. Already home to an excellent mainline rail service and the DLR, Woolwichs Crossrail station is well underway. Together with the redevelopment of the Royal Arsenal, Woolwich is emerging as a new urban centre.
Plumstead offers an altogether greener setting, with the vast commons and Oxleas Wood provide a perfect backdrop to some stunning period properties.

Listed by

Plumstead

Robinson Jackson

Reference: 62917244

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 22/07/2015

Current heating cost: £930/year

Potential heating cost: £798/year

Est. upgrade cost to C: £14,100

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13285707

Property Details

Street: 89 Nithdale Road

Town: LONDON

Postcode: SE18 3PE

Installation Details

Items: 1 window and 2 doors

Certificate Issued: 11/12/2018

Work Completed: 12/11/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

2827% since 1999

Event	Date	Price	% change
Sold	11/08/2017 (8 years ago)	£483,000	+2827.3%
Sold	12/02/1999 (27 years ago)	£16,500	—

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 79 NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE	£555,000	21/08/2023	Terraced
Same street 51 NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE	£525,000	28/04/2023	Terraced
Same street 41A NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE	£352,000	01/04/2022	Flat
Same street 41B NITHDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE18 3PE	£260,000	27/07/2021	Flat

Street average: £423,000 (4 sales)

Capital growth trend

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

5y growth 137.2%

10y growth 11.3%

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

1y (index) 3.5%

5y (index) 11.7%

10y (index) 29.9%

Rental Range

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

Low £1,754/mo

Realistic £1,949/mo

Optimistic £2,144/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Outer South East London: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View SE18 3PE

Nearby

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

Type	Name	Distance
Bus stop	Eglinton Road	0.2 miles
Bus stop	Cantwell Road	0.2 miles
Shop	Ozzie's Barber Shop	0.2 miles
Shop	Unknown	0.3 miles
Train station	Woolwich Arsenal	0.8 miles
Train station	Woolwich Arsenal DLR	0.9 miles
University	University of Greenwich	3.5 miles
Hospital	Neonatal Unit, L1 Z2	3.5 miles
Hospital	A&E Department	3.5 miles
University	Arden University Stratford Campus	5.7 miles

Street-level crime

Category	Count
Violence and sexual offences	195
Anti-social behaviour	107
Public order	40
Vehicle crime	37
Other theft	36
Criminal damage and arson	34
Drugs	30
Burglary	23
Shoplifting	22
Theft from the person	14
Other crime	7
Robbery	7
Possession of weapons	3
Bicycle theft	1
Total incidents	556

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
Plumcroft Primary School	Primary	0.0 miles	Good — 17 Apr 2013
Notre Dame Catholic Primary School	Primary	0.4 miles	Good — 16 Jun 2017
Nightingale Primary School	Primary	0.4 miles	Good — 8 Dec 2011
Eglinton Primary School	Primary	0.4 miles	Requires improvement — 25 Jan 2023
St Margaret's Church of England Primary School	Primary	0.4 miles	Good — 26 Sep 2023

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Herbert Road, SE18	£2,000/mo	3	0.26 miles	OpenRent

Average rent: £2,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 4.9%

Cost-to-rent ratio 20.4×

Monthly cashflow £-155/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.3%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).