Sold STC Flat

FLAT 4

74 NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE

2 beds 1 baths 355 sq ft Listed 13 May 2024 (-754d)

£400,000

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01-84afJHPropWorld - Flat 4, 74 Newlands Park - 3

01-84afJHPropWorld - Flat 4, 74 Newlands Park - 3 02-9710JHPropWorld - Flat 4, 74 Newlands Park - 6 03-99a6JHPropWorld - Flat 4, 74 Newlands Park - 9 04-c929JHPropWorld - Flat 4, 74 Newlands Park - 12 05-80bfJHPropWorld - Flat 4, 74 Newlands Park - 15 07-85c9JHPropWorld - Flat 4, 74 Newlands Park - 21 09-bf37JHPropWorld - Flat 4, 74 Newlands Park - 27 10-c991JHPropWorld - Flat 4, 74 Newlands Park - 30 13-61a7JHPropWorld - Flat 4, 74 Newlands Park - 39 14-361eJHPropWorld - Flat 4, 74 Newlands Park - 41 15-af6bJHPropWorld - Flat 4, 74 Newlands Park - 45

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

33 m²

EPC rating

D

Year built

England and Wales: 1900-1929

Last sold

£390,000 Oct 2024

Price per m²

£12,121/m²

Local average

£383,973 (+4.2%)

Deprivation

Decile 5 (13,684 of 33,755)

Street crime

446 incidents within 1 mile (Mar 2026)

Key features

  • Two bedroom flat
  • Period conversion
  • Fabulous location
  • Open plan living
  • OFF STREET PARKING
  • SHARE OF FREEHOLD
  • Communal garden
  • LARGE LOFT
  • Stunning first time buy
  • EPC rating is D / council tax is C

Additional details

Parking
Yes

Description

Propertyworld is proud to act as sole agents on this fabulous period conversion with SHARE OF FREEHOLD, OFF STREET PARKING & COMMUNAL GARDENS to the sales market. Located on one of SE26's best roads, the property is ideally positioned for Sydenham mainline station, HIGH STREET, all local amenities, shops and lots of eateries. An ideal first time buy, the property is spacious with beautifully proportioned accommodation, lots of light and a fabulous open plan living area. Flooded in light, the details include: there is a large lounge with neutral decor, a gorgeous engineered wood floor, a double aspect, high ceilings, this leads into a spacious and well equipped kitchen with an extensive range of wall and base units, oak worktop, integrated appliances, tiled splashback and ceramic butler sink, there are two bedrooms - both beautifully presented and looking out over the communal gardens,. plus a stylish and nicely presented family bathroom with a three piece suite and shower. Above is a vey large loft -perfect for storage, plus OFF STREET PARKING to front, a generous and nicely tended communal garden to rear, NO ONGOING SERVICE CHARGES and much more. Beautifully presented, spacious and a fabulous entry point to the London property market. Call Propertyworld to view - .

We love our flat. The abundance of natural light both in the morning and afternoon, thanks to the duel aspect windows, really sold it to us and make living it in feel so large. We love hearing the birdsong from the garden throughout the day. Thanks to our huge loft we've never felt short of storage space and the layout of the kitchen gives you space to cook and be part of the conversation whilst also feeling quite separate from the main living space. The building is really friendly and we have enjoyed being part of such a supportive group. The garden is quite wild but offers so much space and gets great light for a BBQ! Being between two stations has been so handy for getting around London and we love being so near Sydenham's high street and so many lovely parks.

Listed by

Sydenham - Sales

Property World

Reference: 147940118

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 01/07/2024

Current heating cost: £540/year

Potential heating cost: £285/year

Est. upgrade cost to C: £14,125

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

plan.jpg

plan.jpg

EPC Graphs

EE Rating

EE Rating

Price history

8% since 2018

Event Date Price % change
Sold 21/10/2024 (1 year ago) £390,000 +8.3%
Sold 10/04/2018 (8 years ago) £360,000 —

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
54 FLAT A SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5QF £311,500 05/12/2025 Flat
77A WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £617,500 11/07/2025 Flat
88 FLAT B NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NB £300,000 12/02/2025 Flat
Same street 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £477,000 13/12/2024 Flat
79A SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EZ £300,000 08/11/2024 Flat
Same street 68A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £881,000 19/03/2024 Semi-detached
109B SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EZ £300,000 27/10/2023 Flat
96C WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ £525,000 18/10/2023 Flat
78C VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £369,000 07/07/2023 Flat
7 BASEMENT FLAT VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EQ £463,000 16/06/2023 Flat
68 FLAT 1 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £364,550 09/06/2023 Flat
Same street 74 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £365,000 31/03/2023 Flat
Same street 54D NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £240,000 03/03/2023 Flat
44G NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5NF £420,000 27/02/2023 Flat
12A TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £435,000 15/12/2022 Flat
THE FIRS, 43 FLAT 14 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EH £322,000 24/11/2022 Flat
84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD £540,000 04/11/2022 Flat
Same street 46 FLAT 5 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £352,500 30/09/2022 Flat
33 FLAT B TANNSFELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DQ £525,000 29/09/2022 Flat
73 THE GROUND FLOOR FLAT AT WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £535,000 29/09/2022 Flat
2 - 4 FLAT 10 TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £490,000 09/09/2022 Flat
80 SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5JX £300,000 24/08/2022 Flat
Same street 58 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £1,120,000 01/08/2022 Semi-detached
102D WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ £310,000 29/07/2022 Flat
12B TREDOWN ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5QH £452,500 29/07/2022 Flat
73D NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PW £253,000 15/07/2022 Flat
Same street 72 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £650,000 28/01/2022 Flat
Same street 76C NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £440,000 26/11/2021 Flat
Same street 46 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £20,000 10/09/2021 Other

Street average: £505,056 (9 sales)

Area average: £406,653 (20 sales)

Capital growth trend

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

5y growth -7.5%
10y growth 8.7%

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

1y (index) -3.3%
5y (index) -1.3%
10y (index) 7.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 74 NEWLANDS PARK FREEHOLD LIMITED (07561796)

Rental Range

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

Low £1,634/mo
Realistic £1,816/mo
Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE26 5NE

Nearby

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

Type Name Distance
Bus stop Studland Road 0.1 miles
Shop Twice Sweet & Wine 0.2 miles
Shop Tops 'n' Tails Dry Cleaners 0.2 miles
Train station Sydenham 0.3 miles
Train station Penge East 0.3 miles
Hospital Sloane Hospital 2.3 miles
Hospital British Home & Hospital for Incurables 2.4 miles
University University of Greenwich 4.5 miles
University University of Wales Trinity Saint David London Campus 4.6 miles

Street-level crime

Category Count
Violence and sexual offences 137
Anti-social behaviour 98
Vehicle crime 53
Shoplifting 26
Other theft 25
Criminal damage and arson 23
Public order 22
Burglary 18
Drugs 17
Robbery 12
Theft from the person 7
Other crime 4
Bicycle theft 2
Possession of weapons 2
Total incidents 446

Within 1 mile during Mar 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
Alexandra Junior School Primary 0.3 miles Good — 6 Dec 2012
Our Lady and St Philip Neri Catholic Primary School Primary 0.5 miles Good — 2 Mar 2015
St Bartholomews's Church of England Primary School Primary 0.5 miles Good — 28 Sep 2023
St Michael's Church of England Primary School Primary 0.5 miles Good — 15 Jun 2011
Sydenham High School, GDST Other 0.6 miles — (No rating)

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, Newlands Park, SE26 £2,200/mo 2 0.06 miles OpenRent
2 Bed Flat, Bayes Close, SE26 £1,700/mo 2 0.21 miles OpenRent
2 Bed Flat, Lawrie Park Rd, SE26 £650/mo 2 0.39 miles OpenRent
2 Bed Terraced House, Niederwald Road, SE26 £2,500/mo 2 0.53 miles OpenRent
2 Bed Flat, High St, SE20 £1,600/mo 2 0.62 miles OpenRent
2 Bed Flat, Gibraltar House, SE26 £1,800/mo 2 0.62 miles OpenRent

Average rent: £1,742/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.3% gross yield avg £493,550 sale, £2,200/mo rent
Rent ratio 0.44%
Max investor price (0.8%) £218,750
Target investor price (1%) £175,000
Gross yield 5.3%
Cost-to-rent ratio 19×
Monthly cashflow £-25/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -0.3%
  • This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
  • 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).
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