# 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 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 20/01/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £498/year

### Recommendations
- A (350)
- Q (14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2598-7059-7229-3815-6980)

## 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.

## 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:** -3.7%
- **10y growth:** 0.5%

## 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)