Sold STC Terraced

38 ASHBURNHAM GROVE

LONDON, GREATER LONDON SE10 8UL

3 beds 1 baths 131 m² Listed 13 Oct 2022 (-1336d)

£1,400,000

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# 3 bedroom terraced house for sale (SE10 8UL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 38 ASHBURNHAM GROVE, LONDON, GREATER LONDON SE10 8UL |
| Price | £1,400,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £1,400,000 Jun 2023 |

## Description

VIRTUAL VIEWING AVAILABLE

John Payne are delighted to bring to the market this spacious, three double bedroom, four storey period townhouse.

Offered in immaculate condition, the property has been lovingly looked after throughout by its current owner, retains many of its period features and offers flexible accommodation.

To the lower ground floor you will find a large open plan kitchen/dining room, the kitchen has been extremely well designed with a large kitchen island, breakfast bar, plenty of storage and fully integrated appliances.

On the ground floor you will find an elegant large through reception room with wooden floorboards and fireplace. There is also a separate WC to the rear.

To the first floor you will find a large master bedroom with ample bespoke built in storage and a large four piece bathroom with a large walk in shower and a roll top bath. On the second floor you will find a further two double bedrooms.

Externally to the rear via the kitchen you will find a landscaped well maintained garden measuring nearly 70 foot, perfect for alfresco dining!

Conveniently located on the popular Ashburnham Triangle conservation area close to all transport links and amenities.

The enviable location of this property makes commuting easy with Greenwich Station and the DLR close by providing links to the City and Canary Wharf in under 15 minutes. Greenwich village is also within easy reach with an array of shops, restaurants, bars and of course the Royal Park and The River Thames.

Energy Efficiency Rating D.

## Property Photos

- ![627337 (1)](/listings/photos/127993007/544530) - 627337 (1)
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- ![627337 (16)](/listings/photos/127993007/544549) - 627337 (16)
- ![VirtualViewingsAv...](/listings/photos/127993007/544550) - VirtualViewingsAv...

## Floorplans

- ![Floor Plan](/listings/photos/127993007/544551) - Floor Plan

## EPC Graphs

- ![Energy Performanc...](/listings/photos/127993007/544552) - Energy Performanc...

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UL | £1,400,000 | 29/06/2023 | 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 |
|---------|-------|------|------|
| 35 BLISSETT STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UP | £965,000 | 17/11/2023 | Terraced |
| 49 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8NT | £1,250,000 | 29/06/2023 | Terraced |
| 58 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UJ | £1,135,000 | 16/12/2022 | Terraced |
| 30 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8TZ | £1,360,000 | 09/12/2022 | Terraced |
| 24 DEVONSHIRE DRIVE, LONDON, GREENWICH, GREATER LONDON, SE10 8JZ | £1,240,000 | 14/10/2022 | Terraced |
| 28B DEVONSHIRE DRIVE, LONDON, GREENWICH, GREATER LONDON, SE10 8JZ | £405,000 | 12/10/2022 | Terraced |
| 110 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UN | £565,000 | 07/10/2022 | Terraced |
| 3 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UH | £1,115,000 | 04/10/2022 | Terraced |
| 59 DEVONSHIRE DRIVE, LONDON, GREENWICH, GREATER LONDON, SE10 8JZ | £1,400,000 | 02/09/2022 | Terraced |
| 61 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8UG | £1,600,000 | 23/08/2022 | Terraced |
| 104 GREENWICH HIGH ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 8JE | £965,000 | 12/08/2022 | Terraced |
| 35 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8TZ | £1,895,000 | 07/07/2022 | Terraced |
| 109 ROYAL HILL, LONDON, GREENWICH, GREATER LONDON, SE10 8SS | £500,000 | 30/03/2022 | Terraced |
| 46 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8UG | £1,115,000 | 27/01/2022 | Terraced |
| 9 LANGDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 8UA | £1,420,000 | 20/01/2022 | Terraced |
| 57 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UJ | £1,320,000 | 09/12/2021 | Terraced |
| 27 BLISSETT STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UP | £1,252,500 | 19/11/2021 | Terraced |
| 33 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8NT | £880,000 | 16/09/2021 | Terraced |
| 62 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UN | £1,700,000 | 30/06/2021 | Terraced |
| 20 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UH | £1,120,000 | 28/06/2021 | Terraced |

**Area average:** £1,160,125 (20 sales)

## Price vs local average

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

- **Local average:** £843,099 (24 Terraced, SE10, 2024–2026)
- **Deviation:** +66.1%

## 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 North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,496/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 |
|------|------|------|------|------|
| 3 Bed Flat, Maidenstone Hill, SE10 | £5,250/mo | 3 | 0.21 miles | OpenRent |

**Average rent: £5,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £656,250
- **Target investor price (1%):** £525,000

*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 £5,250/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-813/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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).*

## Capital growth trend

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

- **5y growth:** -12.2%
- **10y growth:** -4.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 12.1%
- **10y growth (index):** 34.2%

## 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)

627337 (1) 627337 (2) 627337 (4) 627337 (9) 627337 (8) 627337 (7) 627337 (10) 627337 (3) 627337 (11) 627337 (5) 627337 (6) 627337 (12) 627337 (13) 627337 (14) 627337 (15) 627337 (16) VirtualViewingsAv...

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Property details

Tenure

FREEHOLD

Floor area

131 m²

Last sold

£1,400,000 Jun 2023

Local average

£843,099 (+66.1%)

Deprivation

Decile 6 (18,442 of 33,755)

Street crime

896 incidents within 1 mile (Apr 2026)

Key features

Three Bedrooms
Four Storey
Period Features
Well Maintained Garden
Ashburnham Triangle Conservation Area
Energy Efficiency Rating D

Additional details

Parking: Permit
Garden: Private garden

Description

VIRTUAL VIEWING AVAILABLE

John Payne are delighted to bring to the market this spacious, three double bedroom, four storey period townhouse.

Offered in immaculate condition, the property has been lovingly looked after throughout by its current owner, retains many of its period features and offers flexible accommodation.

To the lower ground floor you will find a large open plan kitchen/dining room, the kitchen has been extremely well designed with a large kitchen island, breakfast bar, plenty of storage and fully integrated appliances.

On the ground floor you will find an elegant large through reception room with wooden floorboards and fireplace. There is also a separate WC to the rear.

To the first floor you will find a large master bedroom with ample bespoke built in storage and a large four piece bathroom with a large walk in shower and a roll top bath. On the second floor you will find a further two double bedrooms.

Externally to the rear via the kitchen you will find a landscaped well maintained garden measuring nearly 70 foot, perfect for alfresco dining!

Conveniently located on the popular Ashburnham Triangle conservation area close to all transport links and amenities.

The enviable location of this property makes commuting easy with Greenwich Station and the DLR close by providing links to the City and Canary Wharf in under 15 minutes. Greenwich village is also within easy reach with an array of shops, restaurants, bars and of course the Royal Park and The River Thames.

Energy Efficiency Rating D.

Listed by

Greenwich

Leaders and Romans Group

Reference: 127993007

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

Energy Performanc...

Price history

Event	Date	Price	% change
Sold	29/06/2023 (2 years ago)	£1,400,000	—

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
35 BLISSETT STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UP	£965,000	17/11/2023	Terraced
49 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8NT	£1,250,000	29/06/2023	Terraced
58 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UJ	£1,135,000	16/12/2022	Terraced
30 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8TZ	£1,360,000	09/12/2022	Terraced
24 DEVONSHIRE DRIVE, LONDON, GREENWICH, GREATER LONDON, SE10 8JZ	£1,240,000	14/10/2022	Terraced
28B DEVONSHIRE DRIVE, LONDON, GREENWICH, GREATER LONDON, SE10 8JZ	£405,000	12/10/2022	Terraced
110 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UN	£565,000	07/10/2022	Terraced
3 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UH	£1,115,000	04/10/2022	Terraced
59 DEVONSHIRE DRIVE, LONDON, GREENWICH, GREATER LONDON, SE10 8JZ	£1,400,000	02/09/2022	Terraced
61 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8UG	£1,600,000	23/08/2022	Terraced
104 GREENWICH HIGH ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 8JE	£965,000	12/08/2022	Terraced
35 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8TZ	£1,895,000	07/07/2022	Terraced
109 ROYAL HILL, LONDON, GREENWICH, GREATER LONDON, SE10 8SS	£500,000	30/03/2022	Terraced
46 ASHBURNHAM PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 8UG	£1,115,000	27/01/2022	Terraced
9 LANGDALE ROAD, LONDON, GREENWICH, GREATER LONDON, SE10 8UA	£1,420,000	20/01/2022	Terraced
57 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UJ	£1,320,000	09/12/2021	Terraced
27 BLISSETT STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UP	£1,252,500	19/11/2021	Terraced
33 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8NT	£880,000	16/09/2021	Terraced
62 GREENWICH SOUTH STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8UN	£1,700,000	30/06/2021	Terraced
20 ASHBURNHAM GROVE, LONDON, GREENWICH, GREATER LONDON, SE10 8UH	£1,120,000	28/06/2021	Terraced

Area average: £1,160,125 (20 sales)

Capital growth trend

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

5y growth -12.2%

10y growth -4.4%

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

1y (index) 2.6%

5y (index) 12.1%

10y (index) 34.2%

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 North East London: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE10 8UL

Nearby

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

Type	Name	Distance
Bus stop	Ashburnham Grove	0.1 miles
Shop	National Tyres and Autocare	0.1 miles
Shop	Asda Express	0.1 miles
Train station	Greenwich	0.2 miles
Train station	Deptford Bridge	0.4 miles
University	University of Greenwich	0.6 miles
University	Northeastern University London	3.2 miles
Hospital	Dental Hospital	3.4 miles
Hospital	King's College Hospital Emergency Department	3.4 miles

Street-level crime

Category	Count
Violence and sexual offences	243
Anti-social behaviour	193
Shoplifting	92
Public order	60
Other theft	57
Theft from the person	51
Drugs	42
Criminal damage and arson	40
Vehicle crime	39
Burglary	26
Robbery	23
Bicycle theft	13
Possession of weapons	9
Other crime	8
Total incidents	896

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
James Wolfe Primary School and Centre for the Deaf	Primary	0.3 miles	Good — 13 Dec 2013
Trinity Laban	Other	0.4 miles	— (No rating)
St Ursula's Convent School	Secondary	0.4 miles	Requires improvement — 18 Mar 2024
Morden Mount Primary School	Primary	0.4 miles	Good — 28 Nov 2023
Tidemill Academy	Primary	0.4 miles	Good — 15 Jan 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
3 Bed Flat, Maidenstone Hill, SE10	£5,250/mo	3	0.21 miles	OpenRent

Average rent: £5,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £656,250

Target investor price (1%) £525,000

Gross yield 4.5%

Cost-to-rent ratio 22.2×

Monthly cashflow £-813/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.4%

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).