# 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)