Sold STC Maisonette

12 CARLTON ROAD

ERITH, GREATER LONDON DA8 1DW

2 beds 1 baths 667 sq ft Listed 2 Feb 2017 (-3420d)

£240,000

Guide Price

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# 2 bedroom maisonette for sale (DA8 1DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 CARLTON ROAD, ERITH, GREATER LONDON DA8 1DW |
| Price | £240,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 62 m² |
| Last sold | £230,000 Apr 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 31/01/2027
- **Current heating cost:** £397/year
- **Est. upgrade cost to C:** £3,600

### Recommendations
- B (£500 - £1,500)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8802-5394-7629-3107-8233)

## Description

The property requires modernisation throughout but offers larger than average accommodation throughout which would suit those who are maybe looking to downsize. For any investors, this property would generate approximately a monthly income of around £900 - £925pcm.

From the moment you make you way upstairs the property really does offer the perfect amount of space for any buyer. The main hub of any home is your lounge/diner which is a perfect size which is located ant the back of the property and boats a lovely view onto separate gardens. The property offers gas central heating throughout.

Don't miss out on the chance to view this property.

Erith is a town north east of Bexleyheath and is a London borough.

Over years past Erith has been transformed tremendously with a newly rejuvenated town centre breathing fresh life into the community. This is a location that unlike many others, where you can be beside the Thames in a matter of minutes and enjoy a cycle ride up and down the cycle path. There are also many bus routes close by including the number 428 which goes door to door to the famous 'Bluewater' shopping centre.

As being part of the London borough the local schooling is second to none. From when your children start of in primary schools to secondary schools, all needs are catered for.

Erith also has a gymnasium which in addition has a swimming pool and an outside sports track.

**Lounge/Diner** - 4.90m x 3.96m (16'1 x 13) -

**Kitchen** - 3.20m x 2.95m (10'6 x 9'8) -

**Bedroom 1** - 4.32m x 3.20m (14'2 x 10'6) -

**Bedroom 2** - 3.51m x 2.72m (11'6 x 8'11) -

**Bathroom** -

## Property Photos

- ![Front](/listings/photos/64403732/198375) - Front
- ![Lounge/Diner](/listings/photos/64403732/198378) - Lounge/Diner
- ![Kitchen](/listings/photos/64403732/198380) - Kitchen
- ![Bedroom](/listings/photos/64403732/198382) - Bedroom
- ![Bedroom](/listings/photos/64403732/198384) - Bedroom
- ![Lounge/Diner](/listings/photos/64403732/198385) - Lounge/Diner
- ![Bathroom](/listings/photos/64403732/198389) - Bathroom

## Floorplans

- ![Floor Plan](/listings/photos/64403732/198391) - Floor Plan

## EPC Graphs

- ![EE Rating](/listings/photos/64403732/198395) - EE Rating
- ![EI Rating](/listings/photos/64403732/198398) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW | £230,000 | 20/04/2017 | 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 |
|---------|-------|------|------|
| 25 KEMPTON CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3SR | £190,000 | 28/11/2025 | Flat |
| [Same street] 30 CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW | £357,488 | 25/09/2023 | Semi-detached |
| 32 LOAMPIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FH | £360,000 | 01/09/2023 | Flat |
| 7 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP | £276,000 | 30/06/2023 | Flat |
| [Same street] 14 CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW | £465,000 | 01/06/2023 | Semi-detached |
| 5 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP | £265,000 | 10/10/2022 | Flat |
| 9A CAMROSE AVENUE, ERITH, BEXLEY, GREATER LONDON, DA8 1ER | £229,995 | 25/05/2022 | Flat |
| 9 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP | £260,000 | 18/05/2022 | Flat |
| 22 KEMPTON CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3SR | £157,000 | 18/05/2022 | Flat |
| 22 KEMPTON CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3SR | £125,000 | 22/02/2022 | Flat |
| 1 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP | £280,000 | 09/02/2022 | Flat |
| 160 GROUND FLOOR FLAT AT BEXLEY ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3HG | £210,000 | 04/02/2022 | Flat |
| [Same street] 8A CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW | £452,000 | 12/11/2021 | Semi-detached |
| WELL COURT, 25 FLAT 7 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £310,000 | 24/09/2021 | Flat |
| WELL COURT, 25 FLAT 10 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £245,000 | 23/09/2021 | Flat |
| WELL COURT, 25 FLAT 17 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £312,500 | 10/09/2021 | Flat |
| WELL COURT, 25 FLAT 9 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £310,000 | 01/09/2021 | Flat |
| 14 RANDALL CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3ER | £325,000 | 20/08/2021 | Flat |
| WELL COURT, 25 FLAT 1 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £305,000 | 19/08/2021 | Flat |
| WELL COURT, 25 FLAT 18 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £312,500 | 30/07/2021 | Flat |
| WELL COURT, 25 FLAT 13 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £312,500 | 30/07/2021 | Flat |
| WELL COURT, 25 FLAT 4 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £310,000 | 29/07/2021 | Flat |
| WELL COURT, 25 FLAT 22 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS | £250,000 | 28/07/2021 | Flat |

**Street average:** £424,829 (3 sales)
**Area average:** £267,275 (20 sales)

## Price vs local average

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

- **Local average:** £216,828 (17 Flat, DA8, 2024–2026)
- **Deviation:** +10.7%

## Rental Range

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

- **Low:** £1,373/mo
- **Realistic:** £1,525/mo
- **Optimistic:** £1,678/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 2 Bed Flat, Morris Drive, DA17 | £1,600/mo | 2 | 0.57 miles | OpenRent |

**Average rent: £1,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.67% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.5×
- **Monthly cashflow:** £470/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.1%

*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:** £3,871/m²

## Capital growth trend

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

- **5y growth:** -10.4%
- **10y growth:** 20.1%

## House Price Index (HM Land Registry)

*Official index for Bexley; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.3%
- **5y growth (index):** 4.2%
- **10y growth (index):** 18.5%

## 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)

Front Lounge/Diner Kitchen Bedroom Bedroom Lounge/Diner Bathroom

/ 7

Property details

Floor area

62 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£230,000 Apr 2017

Price per m²

£3,871/m²

Local average

£216,828 (+10.7%)

Deprivation

Decile 7 (22,707 of 33,755)

Street crime

344 incidents within 1 mile (Apr 2026)

Key features

Stlye: Purpose Built First Floor Maisonette
Bedrooms: 2
Receptions: 1
Bathrooms: 1
Area: 694 Sq.Ft
Outside: Garden
EPC: C 77
Chain Free
In Need Of Modernisation
Long Lease

Additional details

Garden: Yes

Description

Offered to the market chain free and perfect for those who are wanting to move quickly on a purchase is this first floor purpose built maisonette located only a stones throw away from Northumberland Heath High Street. The property positions itself close by to both Barnehurst and Erith train station for those who need easy access in London.

The property requires modernisation throughout but offers larger than average accommodation throughout which would suit those who are maybe looking to downsize. For any investors, this property would generate approximately a monthly income of around £900 - £925pcm.

From the moment you make you way upstairs the property really does offer the perfect amount of space for any buyer. The main hub of any home is your lounge/diner which is a perfect size which is located ant the back of the property and boats a lovely view onto separate gardens. The property offers gas central heating throughout.

Don't miss out on the chance to view this property.

Erith is a town north east of Bexleyheath and is a London borough.
Over years past Erith has been transformed tremendously with a newly rejuvenated town centre breathing fresh life into the community. This is a location that unlike many others, where you can be beside the Thames in a matter of minutes and enjoy a cycle ride up and down the cycle path. There are also many bus routes close by including the number 428 which goes door to door to the famous 'Bluewater' shopping centre.
As being part of the London borough the local schooling is second to none. From when your children start of in primary schools to secondary schools, all needs are catered for.
Erith also has a gymnasium which in addition has a swimming pool and an outside sports track.

Lounge/Diner - 4.90m x 3.96m (16'1 x 13) -

Kitchen - 3.20m x 2.95m (10'6 x 9'8) -

Bedroom 1 - 4.32m x 3.20m (14'2 x 10'6) -

Bedroom 2 - 3.51m x 2.72m (11'6 x 8'11) -

Bathroom -

Listed by

Barnehurst

Anthony Martin Estate Agents

Reference: 64403732

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 01/02/2017

Expiry date: 31/01/2027

Current heating cost: £397/year

Potential heating cost: £272/year

Est. upgrade cost to C: £3,600

Recommendations

Cavity wall insulation (£500 - £1,500)
Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EE Rating

EI Rating

Price history

Event	Date	Price	% change
Sold	20/04/2017 (9 years ago)	£230,000	—

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
25 KEMPTON CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3SR	£190,000	28/11/2025	Flat
Same street 30 CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW	£357,488	25/09/2023	Semi-detached
32 LOAMPIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FH	£360,000	01/09/2023	Flat
7 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP	£276,000	30/06/2023	Flat
Same street 14 CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW	£465,000	01/06/2023	Semi-detached
5 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP	£265,000	10/10/2022	Flat
9A CAMROSE AVENUE, ERITH, BEXLEY, GREATER LONDON, DA8 1ER	£229,995	25/05/2022	Flat
9 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP	£260,000	18/05/2022	Flat
22 KEMPTON CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3SR	£157,000	18/05/2022	Flat
22 KEMPTON CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3SR	£125,000	22/02/2022	Flat
1 THWAITE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1DP	£280,000	09/02/2022	Flat
160 GROUND FLOOR FLAT AT BEXLEY ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3HG	£210,000	04/02/2022	Flat
Same street 8A CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW	£452,000	12/11/2021	Semi-detached
WELL COURT, 25 FLAT 7 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£310,000	24/09/2021	Flat
WELL COURT, 25 FLAT 10 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£245,000	23/09/2021	Flat
WELL COURT, 25 FLAT 17 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£312,500	10/09/2021	Flat
WELL COURT, 25 FLAT 9 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£310,000	01/09/2021	Flat
14 RANDALL CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 3ER	£325,000	20/08/2021	Flat
WELL COURT, 25 FLAT 1 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£305,000	19/08/2021	Flat
WELL COURT, 25 FLAT 18 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£312,500	30/07/2021	Flat
WELL COURT, 25 FLAT 13 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£312,500	30/07/2021	Flat
WELL COURT, 25 FLAT 4 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£310,000	29/07/2021	Flat
WELL COURT, 25 FLAT 22 ADIT ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1FS	£250,000	28/07/2021	Flat

Street average: £424,829 (3 sales)

Area average: £267,275 (20 sales)

Capital growth trend

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

5y growth -10.4%

10y growth 20.1%

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

1y (index) -2.3%

5y (index) 4.2%

10y (index) 18.5%

Rental Range

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

Low £1,373/mo

Realistic £1,525/mo

Optimistic £1,678/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer North East London: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DA8 1DW

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Carlton Road	0.0 miles
Train station	Erith	0.6 miles
Shop	Unknown	0.7 miles
Train station	Barnehurst	0.9 miles
Hospital	Livingstone Community Hospitals	3.7 miles
University	University of Greenwich	5.2 miles
Hospital	Jasmine Centre	5.2 miles

Street-level crime

Category	Count
Violence and sexual offences	123
Anti-social behaviour	80
Criminal damage and arson	30
Other theft	26
Public order	19
Burglary	13
Shoplifting	13
Vehicle crime	13
Drugs	8
Other crime	6
Robbery	5
Theft from the person	4
Possession of weapons	3
Bicycle theft	1
Total incidents	344

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
St Fidelis Catholic Primary School	Primary	0.0 miles	Outstanding — 18 Jul 2024
Leigh Academy Bexley	Secondary	0.3 miles	Inadequate — 19 Jul 2022
Lime Wood Primary School	Primary	0.3 miles	— (No rating)
Northumberland Heath Primary School	Primary	0.4 miles	Good — 31 May 2020
Christ Church (Erith) CofE Primary School	Primary	0.5 miles	Outstanding — 21 May 2015

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, Morris Drive, DA17	£1,600/mo	2	0.57 miles	OpenRent

Average rent: £1,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.67%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 8%

Cost-to-rent ratio 12.5×

Monthly cashflow £470/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.1%

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).