Sold STC Terraced

33 HASSENDEAN ROAD

LONDON, GREATER LONDON SE3 8TR

3 beds 1 baths 91 m² Listed 5 Jun 2025 (-464d)

£695,000

Reduced on 8 Sep 2025

Save

# 3 bedroom terraced house for sale (SE3 8TR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 HASSENDEAN ROAD, LONDON, GREATER LONDON SE3 8TR |
| Price | £695,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £680,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/05/2035
- **Current heating cost:** £1,058/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0312-3050-9205-6845-1200)

## Description

John Payne are delighted to market this true gem of a property, situated within the ever popular Rectory Fields conservation area, this wonderful, three bedroom, bay fronted, Victorian cottage.

Internally the property measures an impressive 980 square feet. The ground floor comprises: entrance hall with a storage room which could be converted into a downstairs toilet; spacious through lounge; and a well planned kitchen diner with shaker style units including integrated oven and dishwasher, with ample worktop space.

On the first floor you will find a hallway with access to the loft, three well appointed bedrooms and a three piece family bathroom. To the rear of the home is a pleasant, 25 foot, East facing Garden, ideal for morning sun.

The Rectory Fields Conservation area offers quick access to the Royal Standard which caters for all of your shopping needs, also within walking distance are both Westcombe Park and Charlton mainline stations as well as many bus links. The property is also within the catchment of many highly regarded schools including Sherington, Invicta and Our Lady of Grace.

Tenure – Freehold

The Royal Borough of Greenwich - Council Tax Band - E

Energy Efficiency Rating - D

## Property Photos

- ![External](/listings/photos/162902483/2098055) - External
- ![Reception](/listings/photos/162902483/2098056) - Reception
- ![Bathroom](/listings/photos/162902483/2098057) - Bathroom
- ![Kitchen](/listings/photos/162902483/2098058) - Kitchen
- ![Garden](/listings/photos/162902483/2098059) - Garden
- ![Bedroom](/listings/photos/162902483/2098060) - Bedroom
- ![Bedroom](/listings/photos/162902483/2098061) - Bedroom
- ![Bedroom](/listings/photos/162902483/2098062) - Bedroom
- ![Reception](/listings/photos/162902483/2098063) - Reception
- ![Reception](/listings/photos/162902483/2098064) - Reception
- ![Reception](/listings/photos/162902483/2098065) - Reception
- ![Kitchen](/listings/photos/162902483/2098066) - Kitchen
- ![Garden](/listings/photos/162902483/2098067) - Garden
- ![External](/listings/photos/162902483/2098068) - External
- ![External](/listings/photos/162902483/2098069) - External
- ![Google Maps Image](/listings/photos/162902483/2098070) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/162902483/2098071) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/162902483/2098072) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TR | £680,000 | 08/04/2026 | 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 |
|---------|-------|------|------|
| 7 FURZEFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TU | £641,000 | 21/08/2025 | Terraced |
| 42 WYNDCLIFF ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JX | £1,075,000 | 21/07/2025 | Terraced |
| 26 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £850,000 | 14/07/2025 | Terraced |
| 46 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN | £927,500 | 01/12/2023 | Terraced |
| 10 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP | £560,000 | 16/11/2023 | Terraced |
| 3B BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST | £625,000 | 09/11/2023 | Terraced |
| 28 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TS | £630,000 | 20/10/2023 | Terraced |
| 63 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN | £875,000 | 29/09/2023 | Terraced |
| 39 COUTHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TN | £600,000 | 22/08/2023 | Terraced |
| 14 BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST | £600,000 | 28/07/2023 | Terraced |
| 5 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP | £555,000 | 23/06/2023 | Terraced |
| 107 OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SU | £670,000 | 30/05/2023 | Terraced |
| 29 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP | £600,000 | 27/04/2023 | Terraced |
| 36 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £620,000 | 24/04/2023 | Terraced |
| 7 DE HAVILLAND TERRACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SU | £685,000 | 24/04/2023 | Terraced |
| 23 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX | £590,000 | 20/12/2022 | Terraced |
| 12 FURZEFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TX | £640,000 | 24/10/2022 | Terraced |
| 70A OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SY | £700,000 | 21/10/2022 | Terraced |
| 155 OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SY | £715,000 | 07/10/2022 | Terraced |
| 44 WYNDCLIFF ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JX | £750,000 | 22/09/2022 | Terraced |
| [Same street] 9 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TR | £685,000 | 28/02/2022 | Terraced |

**Street average:** £685,000 (1 sale)
**Area average:** £695,425 (20 sales)

## Price vs local average

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

- **Local average:** £817,175 (24 Terraced, SE3, 2024–2026)
- **Deviation:** -15%

## Rental Range

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

- **Low:** £1,782/mo
- **Realistic:** £1,980/mo
- **Optimistic:** £2,178/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 Semi-Detached House, Grenada Road, SE7 | £2,000/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Flat, Kidbrooke Park Road, SE3 | £2,700/mo | 3 | 0.44 miles | OpenRent |
| 3 Bed End Terrace, Charlton Park Lane, SE7 | £2,850/mo | 3 | 0.5 miles | OpenRent |

**Average rent: £2,517/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.5×
- **Monthly cashflow:** £-332/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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:** £7,637/m²

## Capital growth trend

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

- **5y growth:** -5.9%
- **10y growth:** 26.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 9.2%
- **10y growth (index):** 26.9%

## 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 Reception Bathroom Kitchen Garden Bedroom Bedroom Bedroom Reception Reception Reception Kitchen Garden External External Google Maps Image

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Property details

Tenure

FREEHOLD

Floor area

91 m²

Council tax band

EPC rating

Last sold

£680,000 Apr 2026

Price per m²

£7,637/m²

Local average

£817,175 (-15%)

Deprivation

Decile 8 (23,787 of 33,755)

Street crime

482 incidents within 1 mile (Jul 2026)

Key features

Victorian Cottage
Three Bedrooms
Upstairs Bathroom
980 sq ft | 91 sq m
Modern Kitchen/Diner
Rectory Fields Conservation
Close to Royal Standard Area
Fast & Convenient Transport

Additional details

Garden: Yes

Description

John Payne are delighted to market this true gem of a property, situated within the ever popular Rectory Fields conservation area, this wonderful, three bedroom, bay fronted, Victorian cottage.

Internally the property measures an impressive 980 square feet. The ground floor comprises: entrance hall with a storage room which could be converted into a downstairs toilet; spacious through lounge; and a well planned kitchen diner with shaker style units including integrated oven and dishwasher, with ample worktop space.
On the first floor you will find a hallway with access to the loft, three well appointed bedrooms and a three piece family bathroom. To the rear of the home is a pleasant, 25 foot, East facing Garden, ideal for morning sun.

The Rectory Fields Conservation area offers quick access to the Royal Standard which caters for all of your shopping needs, also within walking distance are both Westcombe Park and Charlton mainline stations as well as many bus links. The property is also within the catchment of many highly regarded schools including Sherington, Invicta and Our Lady of Grace.

Tenure – Freehold
The Royal Borough of Greenwich - Council Tax Band - E
Energy Efficiency Rating - D

Listed by

Blackheath Standard

Leaders and Romans Group

Reference: 162902483

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 09/05/2025

Expiry date: 08/05/2035

Current heating cost: £1,058/year

Potential heating cost: £770/year

Est. upgrade cost to C: £19,500

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 (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

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: ~36,079 m² (8.92 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	08/04/2026 (5 months ago)	£680,000	—

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
7 FURZEFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TU	£641,000	21/08/2025	Terraced
42 WYNDCLIFF ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JX	£1,075,000	21/07/2025	Terraced
26 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX	£850,000	14/07/2025	Terraced
46 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN	£927,500	01/12/2023	Terraced
10 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP	£560,000	16/11/2023	Terraced
3B BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST	£625,000	09/11/2023	Terraced
28 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TS	£630,000	20/10/2023	Terraced
63 CRAIGERNE ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SN	£875,000	29/09/2023	Terraced
39 COUTHURST ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TN	£600,000	22/08/2023	Terraced
14 BOWATER PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8ST	£600,000	28/07/2023	Terraced
5 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP	£555,000	23/06/2023	Terraced
107 OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SU	£670,000	30/05/2023	Terraced
29 LYVEDEN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TP	£600,000	27/04/2023	Terraced
36 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX	£620,000	24/04/2023	Terraced
7 DE HAVILLAND TERRACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SU	£685,000	24/04/2023	Terraced
23 REYNOLDS PLACE, LONDON, GREENWICH, GREATER LONDON, SE3 8SX	£590,000	20/12/2022	Terraced
12 FURZEFIELD ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TX	£640,000	24/10/2022	Terraced
70A OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SY	£700,000	21/10/2022	Terraced
155 OLD DOVER ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8SY	£715,000	07/10/2022	Terraced
44 WYNDCLIFF ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JX	£750,000	22/09/2022	Terraced
Same street 9 HASSENDEAN ROAD, LONDON, GREENWICH, GREATER LONDON, SE3 8TR	£685,000	28/02/2022	Terraced

Street average: £685,000 (1 sale)

Area average: £695,425 (20 sales)

Capital growth trend

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

5y growth -5.9%

10y growth 26.2%

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

1y (index) 0.9%

5y (index) 9.2%

10y (index) 26.9%

Rental Range

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

Low £1,782/mo

Realistic £1,980/mo

Optimistic £2,178/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE3 8TR

Nearby

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

Type	Name	Distance
Shop	Expo International Supermarket	0.1 miles
Bus stop	Wyndcliff Road	0.1 miles
Shop	Charlton Auto Repair Centre	0.1 miles
Train station	Westcombe Park	0.6 miles
Train station	Charlton	0.6 miles
University	University of Greenwich	1.5 miles
University	Escape Studios	1.8 miles
Hospital	A&E Department	3.1 miles
Hospital	Neonatal Unit, L1 Z2	3.1 miles

Street-level crime

Category	Count
Violence and sexual offences	168
Anti-social behaviour	86
Vehicle crime	53
Shoplifting	50
Other theft	31
Public order	30
Burglary	17
Drugs	12
Theft from the person	12
Robbery	11
Other crime	5
Bicycle theft	3
Possession of weapons	3
Criminal damage and arson	1
Total incidents	482

Within 1 mile during Jul 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
Leigh Academy Blackheath	Secondary	0.1 miles	Outstanding — 7 Feb 2023
Sherington Primary School	Primary	0.2 miles	Good — 27 Nov 2023
Our Lady of Grace Catholic Primary School	Primary	0.2 miles	Outstanding — 16 May 2017
Cherry Orchard Primary School	Primary	0.2 miles	Good — 8 May 2019
Invicta Primary School	Primary	0.3 miles	Good — 9 Jun 2024

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 Semi-Detached House, Grenada Road, SE7	£2,000/mo	3	0.42 miles	OpenRent
3 Bed Flat, Kidbrooke Park Road, SE3	£2,700/mo	3	0.44 miles	OpenRent
3 Bed End Terrace, Charlton Park Lane, SE7	£2,850/mo	3	0.5 miles	OpenRent

Average rent: £2,517/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £337,500

Target investor price (1%) £270,000

Gross yield 4.7%

Cost-to-rent ratio 21.5×

Monthly cashflow £-332/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).