Sold STC Terraced

9 ASHCROFT CRESCENT

SIDCUP, GREATER LONDON DA15 8NT

3 beds 1 baths 79 m² Listed 13 Oct 2025 (-317d)

£425,000

Guide Price

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# 3 bedroom terraced house for sale (DA15 8NT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 ASHCROFT CRESCENT, SIDCUP, GREATER LONDON DA15 8NT |
| Price | £425,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £431,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/10/2035
- **Current heating cost:** £803/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4335-4620-2509-0274-5292)

## Description

** GUIDE PRICE £425,000-£450,000 **

Situated on the sought-after Ashcroft Crescent, this  three-bedroom mid-terrace house offers an ideal blend of character and modern comfort.

Boasting bay-fronted windows and a well-designed loft conversion, this lovely home provides bright, versatile living space throughout. The ground floor features a spacious through lounge, perfect for entertaining and a modern fitted kitchen with contemporary finishes.

Upstairs, you’ll find two well-proportioned bedrooms and a stylish family bathroom, while the third bedroom, located in the converted loft, offers a peaceful retreat ideal for guests, a home office, or a main bedroom suite.

Outside, the property benefits from off-street parking to the front and a well-maintained rear garden, perfect for outdoor dining and relaxation.

Located close to the ever-popular Oval area, residents can enjoy a wide selection of shops, bars, and restaurants nearby. The home is also within easy reach of highly regarded local schools and the picturesque Danson Park, complete with its boating lake and green open spaces — perfect for family days out.

## Property Photos

- ![Picture No. 49](/listings/photos/168174626/1812995) - Picture No. 49
- ![Picture No. 41](/listings/photos/168174626/1812997) - Picture No. 41
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- ![Picture No. 39](/listings/photos/168174626/1813000) - Picture No. 39
- ![Picture No. 40](/listings/photos/168174626/1813001) - Picture No. 40
- ![Picture No. 42](/listings/photos/168174626/1813003) - Picture No. 42
- ![Picture No. 43](/listings/photos/168174626/1813005) - Picture No. 43
- ![Picture No. 36](/listings/photos/168174626/1813006) - Picture No. 36
- ![Picture No. 29](/listings/photos/168174626/1813008) - Picture No. 29
- ![Picture No. 26](/listings/photos/168174626/1813010) - Picture No. 26
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- ![Picture No. 30](/listings/photos/168174626/1813017) - Picture No. 30
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- ![Picture No. 35](/listings/photos/168174626/1813021) - Picture No. 35
- ![Picture No. 44](/listings/photos/168174626/1813023) - Picture No. 44
- ![Picture No. 45](/listings/photos/168174626/1813025) - Picture No. 45
- ![Picture No. 46](/listings/photos/168174626/1813026) - Picture No. 46
- ![Picture No. 47](/listings/photos/168174626/1813027) - Picture No. 47

## Floorplans

- ![Picture No. 51](/listings/photos/168174626/1813028) - Picture No. 51

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/168174626/1813030) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £431,000 | 27/03/2026 | Terraced |
| 9 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £272,000 | 30/10/2014 | 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 |
|---------|-------|------|------|
| 2 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £530,000 | 17/09/2025 | Terraced |
| [Same street] 42 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £342,500 | 08/08/2025 | Terraced |
| 81 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £375,000 | 22/11/2024 | Terraced |
| 24 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £525,000 | 08/03/2024 | Terraced |
| 53 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £360,000 | 08/11/2023 | Terraced |
| 12 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £423,000 | 20/10/2023 | Terraced |
| 89 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £385,000 | 26/07/2023 | Terraced |
| 248A BLACKFEN ROAD, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PW | £430,000 | 22/06/2023 | Terraced |
| 13 WELLINGTON PARADE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9NB | £250,000 | 16/05/2023 | Terraced |
| 15 PORTLAND AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HA | £385,000 | 02/05/2023 | Terraced |
| [Same street] 7 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £433,000 | 09/03/2023 | Terraced |
| 34 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £515,000 | 01/03/2023 | Terraced |
| 17 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL | £475,000 | 14/12/2022 | Terraced |
| 5 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £385,000 | 17/10/2022 | Terraced |
| 69 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ | £400,000 | 07/10/2022 | Terraced |
| 16 MAPLE CRESCENT, BLACKFEN, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £400,000 | 30/09/2022 | Terraced |
| 56 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £405,000 | 16/09/2022 | Terraced |
| 26 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EY | £417,000 | 16/09/2022 | Terraced |
| [Same street] 16 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT | £413,000 | 26/08/2022 | Terraced |
| 59 BURNS AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HT | £450,000 | 12/08/2022 | Terraced |
| 10 WELLINGTON PARADE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9NB | £332,000 | 11/08/2022 | Terraced |
| 65 WELLINGTON AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HF | £475,000 | 09/08/2022 | Terraced |
| 26 MAPLE CRESCENT, BLACKFEN, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT | £630,000 | 28/07/2022 | Terraced |

**Street average:** £396,167 (3 sales)
**Area average:** £427,350 (20 sales)

## Price vs local average

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

- **Local average:** £442,395 (38 Terraced, DA15, 2024–2026)
- **Deviation:** -3.9%

## Rental Range

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

- **Low:** £1,381/mo
- **Realistic:** £1,534/mo
- **Optimistic:** £1,687/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,546/mo

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £191,750
- **Target investor price (1%):** £153,400

*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:** £5,380/m²

## Capital growth trend

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

- **5y growth:** -3.6%
- **10y growth:** 33.4%

## House Price Index (HM Land Registry)

*Official index for Bexley; Terraced series; as of May 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 14.3%
- **10y growth (index):** 33.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

79 m²

Council tax band

EPC rating

Last sold

£431,000 Mar 2026

Price per m²

£5,380/m²

Local average

£442,395 (-3.9%)

Deprivation

Decile 10 (31,132 of 33,755)

Street crime

226 incidents within 1 mile (Jun 2026)

Key features

Close to popular Oval Shops, Bars & Restaurants
Loft Conversion
Bay Fronted
Off Street Parking
Close to Good Schools
Dining Area

Additional details

Parking: Yes
Garden: Yes

Description

GUIDE PRICE £425,000-£450,000

Situated on the sought-after Ashcroft Crescent, this three-bedroom mid-terrace house offers an ideal blend of character and modern comfort.

Boasting bay-fronted windows and a well-designed loft conversion, this lovely home provides bright, versatile living space throughout. The ground floor features a spacious through lounge, perfect for entertaining and a modern fitted kitchen with contemporary finishes.

Upstairs, you’ll find two well-proportioned bedrooms and a stylish family bathroom, while the third bedroom, located in the converted loft, offers a peaceful retreat ideal for guests, a home office, or a main bedroom suite.

Outside, the property benefits from off-street parking to the front and a well-maintained rear garden, perfect for outdoor dining and relaxation.

Located close to the ever-popular Oval area, residents can enjoy a wide selection of shops, bars, and restaurants nearby. The home is also within easy reach of highly regarded local schools and the picturesque Danson Park, complete with its boating lake and green open spaces — perfect for family days out.

Listed by

Sidcup

Robinson Jackson

Reference: 168174626

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 14/10/2025

Expiry date: 13/10/2035

Current heating cost: £803/year

Potential heating cost: £658/year

Est. upgrade cost to C: £25,750

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

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~187 m² (0.05 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Picture No. 51

EPC Graphs

EPC Rating Graph

Price history

58% since 2014

Event	Date	Price	% change
Sold	27/03/2026 (4 months ago)	£431,000	+58.5%
Sold	30/10/2014 (11 years ago)	£272,000	—

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
2 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£530,000	17/09/2025	Terraced
Same street 42 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT	£342,500	08/08/2025	Terraced
81 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£375,000	22/11/2024	Terraced
24 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£525,000	08/03/2024	Terraced
53 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£360,000	08/11/2023	Terraced
12 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£423,000	20/10/2023	Terraced
89 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£385,000	26/07/2023	Terraced
248A BLACKFEN ROAD, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PW	£430,000	22/06/2023	Terraced
13 WELLINGTON PARADE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9NB	£250,000	16/05/2023	Terraced
15 PORTLAND AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HA	£385,000	02/05/2023	Terraced
Same street 7 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT	£433,000	09/03/2023	Terraced
34 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£515,000	01/03/2023	Terraced
17 SYCAMORE AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 8PL	£475,000	14/12/2022	Terraced
5 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£385,000	17/10/2022	Terraced
69 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EZ	£400,000	07/10/2022	Terraced
16 MAPLE CRESCENT, BLACKFEN, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£400,000	30/09/2022	Terraced
56 MAPLE CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£405,000	16/09/2022	Terraced
26 PENSHURST AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9EY	£417,000	16/09/2022	Terraced
Same street 16 ASHCROFT CRESCENT, SIDCUP, BEXLEY, GREATER LONDON, DA15 8NT	£413,000	26/08/2022	Terraced
59 BURNS AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HT	£450,000	12/08/2022	Terraced
10 WELLINGTON PARADE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9NB	£332,000	11/08/2022	Terraced
65 WELLINGTON AVENUE, SIDCUP, BEXLEY, GREATER LONDON, DA15 9HF	£475,000	09/08/2022	Terraced
26 MAPLE CRESCENT, BLACKFEN, SIDCUP, BEXLEY, GREATER LONDON, DA15 9LT	£630,000	28/07/2022	Terraced

Street average: £396,167 (3 sales)

Area average: £427,350 (20 sales)

Capital growth trend

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

5y growth -3.6%

10y growth 33.4%

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

1y (index) 2.7%

5y (index) 14.3%

10y (index) 33.1%

Rental Range

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

Low £1,381/mo

Realistic £1,534/mo

Optimistic £1,687/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DA15 8NT

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Cedar Avenue	0.1 miles
Bus stop	Hail & Ride Beech Avenue	0.1 miles
Shop	The Co-operative Food	0.2 miles
Shop	Ladbrokes	0.2 miles
Train station	Sidcup	1.0 miles
University	University of Greenwich Avery Hill Campus	1.1 miles
Train station	Welling	1.2 miles
University	University of Greenwich	5.3 miles
Hospital	Sloane Hospital	5.4 miles
Hospital	Livingstone Community Hospitals	5.4 miles

Street-level crime

Category	Count
Violence and sexual offences	79
Anti-social behaviour	50
Vehicle crime	28
Shoplifting	19
Other theft	16
Public order	12
Robbery	10
Drugs	5
Bicycle theft	2
Possession of weapons	2
Burglary	1
Other crime	1
Theft from the person	1
Total incidents	226

Within 1 mile during Jun 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
Days Lane Primary School	Primary	0.2 miles	Good — 18 May 2023
Sherwood Park Primary School	Primary	0.4 miles	Good — 7 Nov 2016
Blackfen School for Girls	Secondary	0.4 miles	Good — 15 Dec 2011
Marlborough School	Other	0.4 miles	Good — 14 Feb 2013
Our Lady of the Rosary Catholic Primary School	Primary	0.5 miles	Good — 8 Sep 2011

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.36%

Max investor price (0.8%) £191,750

Target investor price (1%) £153,400

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).