# 4 bedroom terraced house for sale (SE28 0LN) ## Property Details | Key | Value | |-----|-------| | Address | 9 HIGH TOR VIEW, LONDON, GREATER LONDON SE28 0LN | | Price | £475,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 1996-2002 | | Floor area | 127 m² | | Last sold | £455,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 18/09/2035 - **Current heating cost:** £857/year - **Est. upgrade cost to C:** £9,195 ### Recommendations - E (£180 - £210) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2011-7621-0050-8008-1195) ## Description Nestled in a quiet cul-de-sac in Thamesmead, this four-bedroom terraced townhouse offers a spacious and well-presented home ideal for families or those seeking generous living space. The property has been well maintained and is ready to move into, offering a practical layout set across three floors. On the ground floor, there is a convenient downstairs toilet, along with a bright and inviting kitchen and dining area that opens directly onto the rear garden, creating a perfect space for entertaining or family gatherings. The first floor comprises a comfortable lounge, a modern family bathroom and a double bedroom, while the top floor features three further double bedrooms along with a shower room, providing excellent versatility for larger families or guests. The property also benefits from a private garage and driveway, adding both storage and parking convenience. Thamesmead is an area rich in history, known for its riverside setting and open green spaces. Originally designed as a modern, forward-thinking community, it continues to grow in popularity thanks to its blend of peaceful surroundings and easy connections into central London. Excellent transport links include nearby Plumstead and Abbey Wood stations, with the latter offering fast and convenient services via the Elizabeth Line, making commuting into the City and beyond simple and efficient. With its combination of space, practicality and a great location, this townhouse presents a wonderful opportunity to secure a family home in a well-connected area. Contact us today to arrange your viewing. ## Property Photos - ![Photo](/listings/photos/164893019/1311849) - Photo - ![Photo](/listings/photos/164893019/1311850) - Photo - ![Photo](/listings/photos/164893019/1311851) - Photo - ![Photo](/listings/photos/164893019/1311852) - Photo - ![Photo](/listings/photos/164893019/1311853) - Photo - ![Photo](/listings/photos/164893019/1311854) - Photo - ![Photo](/listings/photos/164893019/1311855) - Photo - ![Photo](/listings/photos/164893019/1311856) - Photo - ![Photo](/listings/photos/164893019/1311857) - Photo - ![Photo](/listings/photos/164893019/1311858) - Photo - ![Photo](/listings/photos/164893019/1311859) - Photo - ![Photo](/listings/photos/164893019/1311860) - Photo - ![Photo](/listings/photos/164893019/1311861) - Photo - ![Photo](/listings/photos/164893019/1311862) - Photo - ![Photo](/listings/photos/164893019/1311863) - Photo - ![Photo](/listings/photos/164893019/1311864) - Photo - ![Photo](/listings/photos/164893019/1311865) - Photo ## Floorplans - ![Focal Integrated](/listings/photos/164893019/1311866) - Focal Integrated ## EPC Graphs - ![EPC Rating Graph](/listings/photos/164893019/1311867) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £455,000 | 20/02/2026 | 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 | |---------|-------|------|------| | 8 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £225,000 | 22/12/2025 | Terraced | | 45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ | £390,000 | 22/12/2025 | Terraced | | [Same street] 10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £465,000 | 04/12/2025 | Terraced | | 136 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ | £490,000 | 28/11/2025 | Terraced | | 26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £500,000 | 12/11/2025 | Terraced | | 62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £430,000 | 31/07/2025 | Terraced | | 64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £385,000 | 18/03/2025 | Terraced | | 12 MARATHON WAY, LONDON, GREENWICH, GREATER LONDON, SE28 0JH | £418,000 | 28/02/2025 | Terraced | | 134 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ | £395,000 | 15/01/2025 | Terraced | | 4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE | £360,000 | 24/11/2023 | Terraced | | 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £500,000 | 15/09/2023 | Terraced | | 100 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JQ | £445,000 | 03/07/2023 | Terraced | | 47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £332,000 | 30/06/2023 | Terraced | | 317 NEWMARSH ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 8TE | £365,000 | 06/04/2023 | Terraced | | 5 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG | £324,720 | 21/03/2023 | Terraced | | 51 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL | £505,000 | 14/11/2022 | Terraced | | 24 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £430,000 | 14/09/2022 | Terraced | | 42 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JT | £290,000 | 22/08/2022 | Terraced | | 12 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £390,000 | 20/07/2022 | Terraced | | 7 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £363,000 | 04/03/2022 | Terraced | | 11 LONGMARSH LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LS | £428,000 | 04/02/2022 | Terraced | **Street average:** £465,000 (1 sale) **Area average:** £398,286 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £377,194 (34 Terraced, SE28, 2024–2026) - **Deviation:** +25.9% ## Rental Range *ONS Price Index of Private Rents (Greenwich). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,757/mo - **Realistic:** £1,952/mo - **Optimistic:** £2,147/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,047/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 | |------|------|------|------|------| | 4 Bed End Terrace, Hill View Drive, SE28 | £2,500/mo | 4 | 0.03 miles | OpenRent | | 4 Bed Detached House, Teasel Crescent, SE28 | £4,000/mo | 4 | 0.05 miles | OpenRent | **Average rent: £3,250/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.68% (weak for cashflow) - **Max investor price (0.8%):** £406,250 - **Target investor price (1%):** £325,000 *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 £3,250/mo).* - **Gross yield:** 8.2% - **Cost-to-rent:** 12.2× - **Monthly cashflow:** £1,029/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9% *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:** £3,740/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 13.5% - **10y growth:** 31.8% ## House Price Index (HM Land Registry) *Official index for Greenwich; Terraced series; as of April 2026.* - **1y growth (index):** 0.2% - **5y growth (index):** 11.2% - **10y growth (index):** 28.5% ## 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)