Sold STC Semi-detached

9 BROADOAK ROAD

ERITH, GREATER LONDON DA8 3BE

3 beds 1 baths 87 m² Listed 17 Dec 2025 (-228d)

£450,000

Guide Price

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# 3 bedroom semi-detached house for sale (DA8 3BE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 BROADOAK ROAD, ERITH, GREATER LONDON DA8 3BE |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £445,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/12/2035
- **Current heating cost:** £783/year
- **Est. upgrade cost to C:** £17,550

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0514-3957-9202-0645-3204)

## Description

PRICE RANGE £450,000-£475,000. Village Estates are delighted to offer to the market this THREE BEDROOM FAMILY HOME offering huge potential to extend or build further subject to planning permission.  This property is set on a larger than average plot and is situated within easy reach of local schools, shops and amenities. Offered with NO FORWARD CHAIN internal viewing comes highly recommended.....

## Property Photos

- ![Photo 19](/listings/photos/170361569/1392340) - Photo 19
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- ![Photo 18](/listings/photos/170361569/1392342) - Photo 18
- ![Photo 3](/listings/photos/170361569/1392343) - Photo 3
- ![Photo 1](/listings/photos/170361569/1392344) - Photo 1
- ![Photo 2](/listings/photos/170361569/1392345) - Photo 2
- ![Photo 10](/listings/photos/170361569/1392346) - Photo 10
- ![Photo 9](/listings/photos/170361569/1392347) - Photo 9
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- ![Photo 8](/listings/photos/170361569/1392350) - Photo 8
- ![Photo 5](/listings/photos/170361569/1392351) - Photo 5
- ![Photo 15](/listings/photos/170361569/1392352) - Photo 15
- ![Photo 11](/listings/photos/170361569/1392353) - Photo 11
- ![Photo 12](/listings/photos/170361569/1392354) - Photo 12
- ![Photo 13](/listings/photos/170361569/1392355) - Photo 13
- ![Photo 14](/listings/photos/170361569/1392356) - Photo 14
- ![Photo 16](/listings/photos/170361569/1392357) - Photo 16
- ![Photo 17](/listings/photos/170361569/1392358) - Photo 17
- ![Photo 20](/listings/photos/170361569/1392359) - Photo 20
- ![Photo 21](/listings/photos/170361569/1392360) - Photo 21
- ![Photo 22](/listings/photos/170361569/1392361) - Photo 22

## Floorplans

- ![9 Broadoak Road](/listings/photos/170361569/1392362) - 9 Broadoak Road

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/170361569/1392363) - Energy Performance Certificate

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #16549262
- **Address:** 9 Broadoak Road, ERITH, DA8 3BE
- **Certificate Issued:** 10/11/2024
- **Work Completed:** 05/11/2024
- **Items:** 2 window(s), 2 door(s)

### FENSA Certificate #16435420
- **Address:** 9 Broadoak Road, ERITH, DA8 3BE
- **Certificate Issued:** 18/08/2024
- **Work Completed:** 12/08/2024
- **Items:** 2 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 BROADOAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BE | £445,000 | 25/03/2026 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 VALENCE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3JT | £290,000 | 07/07/2023 | Semi-detached |
| 36 BEECHFIELD ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BB | £334,000 | 03/07/2023 | Semi-detached |
| 15 BUXTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BJ | £475,000 | 11/11/2022 | Semi-detached |
| 17 BEECHFIELD ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BB | £495,000 | 28/10/2022 | Semi-detached |
| 185 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BX | £415,000 | 13/10/2022 | Semi-detached |
| 9 HEMSTED ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3LA | £315,000 | 27/09/2022 | Semi-detached |
| [Same street] 6 BROADOAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BE | £615,500 | 31/08/2022 | Semi-detached |
| 11 ELM GROVE, ERITH, BEXLEY, GREATER LONDON, DA8 3BL | £440,000 | 29/07/2022 | Semi-detached |
| 14 LESNEY PARK, ERITH, BEXLEY, GREATER LONDON, DA8 3DN | £460,500 | 31/03/2022 | Semi-detached |
| 2 ELM GROVE, ERITH, BEXLEY, GREATER LONDON, DA8 3BL | £430,000 | 31/03/2022 | Semi-detached |
| 25 LESNEY PARK, ERITH, BEXLEY, GREATER LONDON, DA8 3DS | £580,000 | 24/02/2022 | Semi-detached |
| 170 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3AZ | £435,000 | 26/11/2021 | Semi-detached |
| 145 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BH | £557,000 | 25/11/2021 | Semi-detached |
| 112 FRINSTED ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3JY | £276,500 | 22/10/2021 | Semi-detached |
| 164 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3AZ | £435,000 | 10/09/2021 | Semi-detached |

**Street average:** £615,500 (1 sale)
**Area average:** £424,143 (14 sales)

## Price vs local average

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

- **Local average:** £421,524 (21 Semi-detached, DA8, 2024–2026)
- **Deviation:** +6.8%

## Rental Range

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

- **Low:** £1,378/mo
- **Realistic:** £1,531/mo
- **Optimistic:** £1,684/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £191,375
- **Target investor price (1%):** £153,100

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,172/m²

## Capital growth trend

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

- **5y growth:** 37.4%
- **10y growth:** 14%

## House Price Index (HM Land Registry)

*Official index for Bexley; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 15.9%
- **10y growth (index):** 35.6%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

87 m²

Council tax band

EPC rating

Last sold

£445,000 Mar 2026

Price per m²

£5,172/m²

Local average

£421,524 (+6.8%)

Deprivation

Decile 3 (9,288 of 33,755)

Street crime

367 incidents within 1 mile (May 2026)

Key features

NO FORWARD CHAIN
SPACIOUS THREE BEDROOM HOUSE
GOOD SIZED PLOT
POTENTIAL TO EXTEND OR BUILD STPP
PARKING TO FRONT
CLOSE TO LOCAL AMENITIES
MODERNISATION REQUIRED
TWO RECEPTION ROOMS

Additional details

Parking: Yes

Description

PRICE RANGE £450,000-£475,000. Village Estates are delighted to offer to the market this THREE BEDROOM FAMILY HOME offering huge potential to extend or build further subject to planning permission. This property is set on a larger than average plot and is situated within easy reach of local schools, shops and amenities. Offered with NO FORWARD CHAIN internal viewing comes highly recommended.....

Listed by

Bexley

Village Estates (Bexley& Sidcup)

Reference: 170361569

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 09/12/2025

Expiry date: 08/12/2035

Current heating cost: £783/year

Potential heating cost: £671/year

Est. upgrade cost to C: £17,550

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

9 Broadoak Road

EPC Graphs

Energy Performance Certificate

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16549262 Recent

Property Details

Street: 9 Broadoak Road

Town: ERITH

Postcode: DA8 3BE

Installation Details

Items: 2 windows and 2 doors

Certificate Issued: 10/11/2024

Work Completed: 05/11/2024

This certificate data was retrieved from FENSA's database

FENSA Certificate #16435420 Recent

Property Details

Street: 9 Broadoak Road

Town: ERITH

Postcode: DA8 3BE

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 18/08/2024

Work Completed: 12/08/2024

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.

Price history

Event	Date	Price	% change
Sold	25/03/2026 (4 months ago)	£445,000	—

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
21 VALENCE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3JT	£290,000	07/07/2023	Semi-detached
36 BEECHFIELD ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BB	£334,000	03/07/2023	Semi-detached
15 BUXTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BJ	£475,000	11/11/2022	Semi-detached
17 BEECHFIELD ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BB	£495,000	28/10/2022	Semi-detached
185 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BX	£415,000	13/10/2022	Semi-detached
9 HEMSTED ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3LA	£315,000	27/09/2022	Semi-detached
Same street 6 BROADOAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BE	£615,500	31/08/2022	Semi-detached
11 ELM GROVE, ERITH, BEXLEY, GREATER LONDON, DA8 3BL	£440,000	29/07/2022	Semi-detached
14 LESNEY PARK, ERITH, BEXLEY, GREATER LONDON, DA8 3DN	£460,500	31/03/2022	Semi-detached
2 ELM GROVE, ERITH, BEXLEY, GREATER LONDON, DA8 3BL	£430,000	31/03/2022	Semi-detached
25 LESNEY PARK, ERITH, BEXLEY, GREATER LONDON, DA8 3DS	£580,000	24/02/2022	Semi-detached
170 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3AZ	£435,000	26/11/2021	Semi-detached
145 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3BH	£557,000	25/11/2021	Semi-detached
112 FRINSTED ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3JY	£276,500	22/10/2021	Semi-detached
164 AVENUE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 3AZ	£435,000	10/09/2021	Semi-detached

Street average: £615,500 (1 sale)

Area average: £424,143 (14 sales)

Capital growth trend

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

5y growth 37.4%

10y growth 14%

House Price Index (HM Land Registry — official index, not sold-price averages): Bexley. Series: Semi-detached. As of April 2026.

1y (index) 3.9%

5y (index) 15.9%

10y (index) 35.6%

Rental Range

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

Low £1,378/mo

Realistic £1,531/mo

Optimistic £1,684/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer North East London: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DA8 3BE

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Lesney Park	0.1 miles
Train station	Erith	0.5 miles
Shop	Farmfoods	0.5 miles
Shop	Harrisons Pharmacy	0.5 miles
Train station	Barnehurst	0.9 miles
Hospital	Livingstone Community Hospitals	3.3 miles
University	University of Greenwich Avery Hill Campus	4.5 miles
University	University of Greenwich	4.8 miles
Hospital	Jasmine Centre	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	126
Anti-social behaviour	98
Vehicle crime	33
Other theft	23
Public order	22
Burglary	20
Shoplifting	18
Other crime	8
Drugs	6
Robbery	4
Possession of weapons	3
Theft from the person	3
Bicycle theft	2
Criminal damage and arson	1
Total incidents	367

Within 1 mile during May 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
Christ Church (Erith) CofE Primary School	Primary	0.2 miles	Outstanding — 21 May 2015
Leigh Academy Bexley	Secondary	0.2 miles	Inadequate — 19 Jul 2022
Woodside Academy	Other	0.3 miles	Good — 17 Dec 2018
St Fidelis Catholic Primary School	Primary	0.4 miles	Outstanding — 18 Jul 2024
Fairford Academy Barnehurst	Primary	0.4 miles	Good — 3 Jan 2018

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.34%

Max investor price (0.8%) £191,375

Target investor price (1%) £153,100

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).