Sold Flat

FLAT 6

46 NEWLANDS PARK, LONDON, GREATER LONDON SE26 5NE

2 beds 689 sq ft Listed 25 Nov 2015 (-3857d)

£375,000

Offers in Excess of

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# 2 bedroom flat for sale (SE26 5NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, 46 NEWLANDS PARK, LONDON, GREATER LONDON SE26 5NE |
| Price | £375,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 64 m² |
| Last sold | £370,000 Feb 2016 |

## Description

**Exterior**

Pleasant communal garden

**Key Terms**

New central heating

Wood flooring

Rewired

*High ceilings where stated

Double glazing

Chain free

New 125 year lease

Integrated 'Neff' appliances

Marble tiles

Popular location

Ideal for Sydenham station/ELL

Excellent for Penge East station

Beautiful period building

**Owners Comment**

The building has been newly converted into luxury flats with a great deal of care and attention.  There is complete peace of mind with new heating system, plumbing, electrics, kitchens and bathrooms. We have used high end materials and created very light welcoming apartments. The location is very convenient, near Sydenham high street with its deli's, shops and coffee bars.  There are two stations nearby giving excellent links into the city and central London for commuters.

## Property Photos

- ![Picture No. 47](/listings/photos/56203409/617628) - Picture No. 47
- ![Picture No. 42](/listings/photos/56203409/617629) - Picture No. 42
- ![Picture No. 40](/listings/photos/56203409/617630) - Picture No. 40
- ![Picture No. 45](/listings/photos/56203409/617631) - Picture No. 45
- ![Picture No. 43](/listings/photos/56203409/617632) - Picture No. 43
- ![Picture No. 41](/listings/photos/56203409/617634) - Picture No. 41
- ![Picture No. 39](/listings/photos/56203409/617636) - Picture No. 39
- ![Picture No. 44](/listings/photos/56203409/617637) - Picture No. 44
- ![Map](/listings/photos/56203409/617638) - Map

## Floorplans

- ![Floorplan](/listings/photos/56203409/617639) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/56203409/617641) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 FLAT 6 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £370,000 | 08/02/2016 | 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 |
|---------|-------|------|------|
| 12 FLAT A BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE | £451,000 | 12/11/2025 | Flat |
| 44 TOP FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY | £380,500 | 03/11/2025 | Flat |
| 77A WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB | £617,500 | 11/07/2025 | Flat |
| 90A VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HR | £385,000 | 03/07/2025 | Flat |
| 88 FLAT B NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NB | £300,000 | 12/02/2025 | Flat |
| [Same street] 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £477,000 | 13/12/2024 | Flat |
| [Same street] 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £390,000 | 21/10/2024 | Flat |
| [Same street] 68A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £881,000 | 19/03/2024 | Semi-detached |
| 106B VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HR | £561,000 | 08/12/2023 | Flat |
| HALL HOUSE FLAT 4 BAILEY PLACE, LONDON, BROMLEY, GREATER LONDON, SE26 5NU | £355,000 | 10/11/2023 | Flat |
| 96C WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ | £525,000 | 18/10/2023 | Flat |
| 2A BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE | £396,000 | 01/09/2023 | Flat |
| 10 FIRST FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE | £352,500 | 10/07/2023 | Flat |
| 78C VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL | £369,000 | 07/07/2023 | Flat |
| 68 FLAT 1 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL | £364,550 | 09/06/2023 | Flat |
| [Same street] 74 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £365,000 | 31/03/2023 | Flat |
| [Same street] 54D NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £240,000 | 03/03/2023 | Flat |
| 44G NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5NF | £420,000 | 27/02/2023 | Flat |
| 47 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN | £450,000 | 24/02/2023 | Flat |
| 8B BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE | £314,500 | 22/12/2022 | Flat |
| THE FIRS, 43 FLAT 14 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EH | £322,000 | 24/11/2022 | Flat |
| 12 FLAT B BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE | £385,000 | 14/11/2022 | Flat |
| 18 TARRAGON GROVE, LONDON, BROMLEY, GREATER LONDON, SE26 5ND | £259,000 | 07/11/2022 | Flat |
| 84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD | £540,000 | 04/11/2022 | Flat |
| 29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN | £292,000 | 04/11/2022 | Flat |
| [Same street] 46 FLAT 5 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £352,500 | 30/09/2022 | Flat |
| [Same street] 58 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £1,120,000 | 01/08/2022 | Semi-detached |
| [Same street] 72 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £650,000 | 28/01/2022 | Flat |
| [Same street] 76C NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £440,000 | 26/11/2021 | Flat |
| [Same street] 46 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £20,000 | 10/09/2021 | Other |

**Street average:** £493,550 (10 sales)
**Area average:** £401,978 (20 sales)

## Price vs local average

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

- **Local average:** £382,328 (58 Flat, SE26, 2024–2026)
- **Deviation:** -1.9%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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 Flat, Bayes Close, SE26 | £1,700/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £1,700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £28/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*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:** £5,859/m²

## Capital growth trend

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

- **5y growth:** -4.2%
- **10y growth:** 1.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.3%
- **5y growth (index):** -1.3%
- **10y growth (index):** 7.1%

## 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)

Picture No. 47 Picture No. 42 Picture No. 40 Picture No. 45 Picture No. 43 Picture No. 41 Picture No. 39 Picture No. 44 Map

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Property details

Tenure

LEASEHOLD

Floor area

64 m²

Year built

England and Wales: 1900-1929

Last sold

£370,000 Feb 2016

Price per m²

£5,859/m²

Local average

£382,328 (-1.9%)

Deprivation

Decile 5 (13,684 of 33,755)

Street crime

481 incidents within 1 mile (Apr 2026)

Key features

Two bedrooms
Chain free
Granite work surface
Luxury bathroom
High spec kitchen
Ideal for station

Description

Substantial split level conversion flat with stunning views, brand new 125 year lease, wood flooring and integrated appliances, set within a beautiful period building in a popular location, ideal for Sydenham station/ELL and Penge East station

Exterior
Pleasant communal garden

Key Terms
New central heating
Wood flooring
Rewired
*High ceilings where stated
Double glazing
Chain free
New 125 year lease
Integrated 'Neff' appliances
Marble tiles
Popular location
Ideal for Sydenham station/ELL
Excellent for Penge East station
Beautiful period building

Owners Comment
The building has been newly converted into luxury flats with a great deal of care and attention. There is complete peace of mind with new heating system, plumbing, electrics, kitchens and bathrooms. We have used high end materials and created very light welcoming apartments. The location is very convenient, near Sydenham high street with its deli's, shops and coffee bars. There are two stations nearby giving excellent links into the city and central London for commuters.

Listed by

Sydenham

Robinson Jackson

Reference: 56203409

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	08/02/2016 (10 years ago)	£370,000	—

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
12 FLAT A BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE	£451,000	12/11/2025	Flat
44 TOP FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY	£380,500	03/11/2025	Flat
77A WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB	£617,500	11/07/2025	Flat
90A VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HR	£385,000	03/07/2025	Flat
88 FLAT B NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NB	£300,000	12/02/2025	Flat
Same street 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£477,000	13/12/2024	Flat
Same street 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£390,000	21/10/2024	Flat
Same street 68A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£881,000	19/03/2024	Semi-detached
106B VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HR	£561,000	08/12/2023	Flat
HALL HOUSE FLAT 4 BAILEY PLACE, LONDON, BROMLEY, GREATER LONDON, SE26 5NU	£355,000	10/11/2023	Flat
96C WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ	£525,000	18/10/2023	Flat
2A BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE	£396,000	01/09/2023	Flat
10 FIRST FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE	£352,500	10/07/2023	Flat
78C VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL	£369,000	07/07/2023	Flat
68 FLAT 1 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL	£364,550	09/06/2023	Flat
Same street 74 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£365,000	31/03/2023	Flat
Same street 54D NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£240,000	03/03/2023	Flat
44G NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5NF	£420,000	27/02/2023	Flat
47 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN	£450,000	24/02/2023	Flat
8B BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE	£314,500	22/12/2022	Flat
THE FIRS, 43 FLAT 14 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EH	£322,000	24/11/2022	Flat
12 FLAT B BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JE	£385,000	14/11/2022	Flat
18 TARRAGON GROVE, LONDON, BROMLEY, GREATER LONDON, SE26 5ND	£259,000	07/11/2022	Flat
84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD	£540,000	04/11/2022	Flat
29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN	£292,000	04/11/2022	Flat
Same street 46 FLAT 5 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£352,500	30/09/2022	Flat
Same street 58 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£1,120,000	01/08/2022	Semi-detached
Same street 72 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£650,000	28/01/2022	Flat
Same street 76C NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£440,000	26/11/2021	Flat
Same street 46 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE	£20,000	10/09/2021	Other

Street average: £493,550 (10 sales)

Area average: £401,978 (20 sales)

Capital growth trend

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

5y growth -4.2%

10y growth 1.2%

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

1y (index) -3.3%

5y (index) -1.3%

10y (index) 7.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 46 NEWLANDS PARK FREEHOLD LIMITED (13542885)

Rental Range

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

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE26 5NE

Nearby

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

Type	Name	Distance
Bus stop	Studland Road	0.0 miles
Shop	Twice Sweet & Wine	0.2 miles
Shop	Sunlight Furniture	0.2 miles
Train station	Penge East	0.3 miles
Train station	Sydenham	0.4 miles
Hospital	Sloane Hospital	2.3 miles
Hospital	British Home & Hospital for Incurables	2.4 miles
University	University of Greenwich	4.6 miles
University	University of Wales Trinity Saint David London Campus	4.7 miles

Street-level crime

Category	Count
Violence and sexual offences	112
Anti-social behaviour	97
Vehicle crime	60
Shoplifting	50
Criminal damage and arson	38
Other theft	31
Public order	26
Robbery	18
Burglary	17
Theft from the person	12
Drugs	10
Other crime	4
Bicycle theft	3
Possession of weapons	3
Total incidents	481

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
Alexandra Junior School	Primary	0.3 miles	Good — 6 Dec 2012
Our Lady and St Philip Neri Catholic Primary School	Primary	0.5 miles	Good — 2 Mar 2015
St John's Church of England Primary School	Primary	0.6 miles	— (Inspected (no overall grade))
Harris Primary Academy Crystal Palace	Primary	0.6 miles	Good — 21 May 2015
St Bartholomews's Church of England Primary School	Primary	0.6 miles	Good — 28 Sep 2023

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 Flat, Bayes Close, SE26	£1,700/mo	2	0.25 miles	OpenRent

Average rent: £1,700/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 5.4%

Cost-to-rent ratio 18.4×

Monthly cashflow £28/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

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).