Let House

31 SIDDONS ROAD

LONDON, GREATER LONDON SE23 2JH

5 beds 2 baths 1,733 sq ft Listed 28 Jun 2023 (-1092d)

£3,250 pcm

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# 5 bedroom house for rent (SE23 2JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 SIDDONS ROAD, LONDON, GREATER LONDON SE23 2JH |
| Price | £3,250 pcm |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 161 m² |
| Last sold | £420,000 Jun 2011 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 27/04/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £21,585

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£85)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0387-2818-6246-9726-8095)

## Description

A spacious semi-detached house located in Forest Hill. A short walk to Forest Hill Train station and available from 13th September

## Property Photos

- ![354971 (7)c](/listings/photos/136691978/725716) - 354971 (7)c
- ![354971 (3)c](/listings/photos/136691978/725717) - 354971 (3)c
- ![354971 (17)c](/listings/photos/136691978/725718) - 354971 (17)c
- ![354971 (18)c](/listings/photos/136691978/725719) - 354971 (18)c
- ![1007573 (1)](/listings/photos/136691978/725720) - 1007573 (1)
- ![1007573 (3)](/listings/photos/136691978/725721) - 1007573 (3)
- ![1007573 (5)](/listings/photos/136691978/725722) - 1007573 (5)
- ![1007573 (7)](/listings/photos/136691978/725723) - 1007573 (7)
- ![1007573 (9)](/listings/photos/136691978/725724) - 1007573 (9)
- ![1007573 (11)](/listings/photos/136691978/725725) - 1007573 (11)
- ![1007573 (13)](/listings/photos/136691978/725726) - 1007573 (13)
- ![1007573 (2)](/listings/photos/136691978/725727) - 1007573 (2)
- ![1007573 (8)](/listings/photos/136691978/725728) - 1007573 (8)
- ![1007573 (12)](/listings/photos/136691978/725729) - 1007573 (12)
- ![1007573 (6)](/listings/photos/136691978/725730) - 1007573 (6)

## Floorplans

- ![Floor Plan](/listings/photos/136691978/725731) - Floor Plan

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #3691014
- **Address:** 31 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 02/05/2006
- **Work Completed:** 13/04/2006
- **Items:** 3 window(s)

### FENSA Certificate #3566975
- **Address:** 31 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 14/03/2006
- **Work Completed:** 02/02/2006
- **Items:** 5 window(s)

### FENSA Certificate #3274676
- **Address:** 31 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 28/11/2005
- **Work Completed:** 14/10/2005
- **Items:** 6 window(s), 1 door(s)

### FENSA Certificate #2720425
- **Address:** 31 Siddons Road, LONDON, SE23 2JH
- **Certificate Issued:** 17/05/2005
- **Work Completed:** 15/04/2005
- **Items:** 2 window(s), 1 door(s)

## Rental Range

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

- **Low:** £1,639/mo
- **Realistic:** £1,821/mo
- **Optimistic:** £2,003/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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 |
|------|------|------|------|------|
| 5 Bed Detached House, South Road, SE23 | £6,500/mo | 5 | 0.21 miles | OpenRent |

**Average rent: £6,500/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £6,500/mo).*

- **Gross yield:** 2400%
- **Monthly cashflow:** £5,812/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7400.2%

*Gross yield = annual rent as % of price (no costs). 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:** £20/m²

## 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)

354971 (7)c 354971 (3)c 354971 (17)c 354971 (18)c 1007573 (1) 1007573 (3) 1007573 (5) 1007573 (7) 1007573 (9) 1007573 (11) 1007573 (13) 1007573 (2) 1007573 (8) 1007573 (12) 1007573 (6)

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Property details

Floor area

161 m²

EPC rating

Year built

England and Wales: 1900-1929

Deprivation

Decile 6 (17,818 of 33,755)

Street crime

502 incidents within 1 mile (Apr 2026)

Key features

Five double bedrooms
Two bathrooms (one ensuite)
Two reception rooms
Eat in modern kitchen
Utility room
Rear garden
Unfurnished
Families only (NO HMO LICENCE)

Additional details

Parking: On street
Garden: Private garden

Description

A spacious semi-detached house located in Forest Hill. A short walk to Forest Hill Train station and available from 13th September

Listed by

Forest Hill

Kinleigh Folkard & Hayward

Reference: 136691978

EPC Rating & Upgrade Cost

This certificate expired on 27/04/2026. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: D

Inspection date: 28/04/2016

Expiry date: 27/04/2026 (expired)

Est. upgrade cost to C: £21,585

EPC E 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)
Low energy lighting for all fixed outlets (£85)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3691014

Property Details

Street: 31 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 3 windows

Certificate Issued: 02/05/2006

Work Completed: 13/04/2006

This certificate data was retrieved from FENSA's database

FENSA Certificate #3566975

Property Details

Street: 31 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 5 windows

Certificate Issued: 14/03/2006

Work Completed: 02/02/2006

This certificate data was retrieved from FENSA's database

FENSA Certificate #3274676

Property Details

Street: 31 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 28/11/2005

Work Completed: 14/10/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #2720425

Property Details

Street: 31 Siddons Road

Town: LONDON

Postcode: SE23 2JH

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 17/05/2005

Work Completed: 15/04/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 2JH

Nearby

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

Type	Name	Distance
Shop	Siddons News	0.0 miles
Bus stop	Siddons Road	0.1 miles
Shop	Corner Shop	0.1 miles
Train station	Forest Hill	0.4 miles
Train station	Sydenham	0.8 miles
Hospital	Sloane Hospital	2.6 miles
Hospital	British Home & Hospital for Incurables	2.8 miles
University	University of Greenwich	3.6 miles
University	University of Wales Trinity Saint David London Campus	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	127
Anti-social behaviour	101
Vehicle crime	56
Shoplifting	43
Public order	41
Criminal damage and arson	31
Other theft	30
Robbery	20
Burglary	16
Theft from the person	13
Drugs	11
Other crime	7
Possession of weapons	5
Bicycle theft	1
Total incidents	502

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
Perrymount Primary School	Primary	0.1 miles	Good — 15 Jan 2013
Kilmorie Primary School	Primary	0.3 miles	Good — 11 Sep 2024
St George's CofE Primary School	Primary	0.3 miles	Good — 13 Jul 2011
Forest Hill School	Secondary	0.4 miles	Good — 1 Feb 2024
Brent Knoll School	Other	0.4 miles	Good — 7 Sep 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
5 Bed Detached House, South Road, SE23	£6,500/mo	5	0.21 miles	OpenRent

Average rent: £6,500/mo (1 listing)