# 2 bedroom flat for sale (SE26 5NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, 74 NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 33 m² |
| Last sold | £390,000 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/06/2034
- **Current heating cost:** £540/year
- **Est. upgrade cost to C:** £14,125

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0033-1202-1404-9990-1704)

## 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.

## Property Photos

- ![01-84afJHPropWorld - Flat 4, 74 Newlands Park - 3 ](/listings/photos/147940118/617424) - 01-84afJHPropWorld - Flat 4, 74 Newlands Park - 3 
- ![02-9710JHPropWorld - Flat 4, 74 Newlands Park - 6 ](/listings/photos/147940118/617425) - 02-9710JHPropWorld - Flat 4, 74 Newlands Park - 6 
- ![03-99a6JHPropWorld - Flat 4, 74 Newlands Park - 9 ](/listings/photos/147940118/617427) - 03-99a6JHPropWorld - Flat 4, 74 Newlands Park - 9 
- ![04-c929JHPropWorld - Flat 4, 74 Newlands Park - 12](/listings/photos/147940118/617429) - 04-c929JHPropWorld - Flat 4, 74 Newlands Park - 12
- ![05-80bfJHPropWorld - Flat 4, 74 Newlands Park - 15](/listings/photos/147940118/617432) - 05-80bfJHPropWorld - Flat 4, 74 Newlands Park - 15
- ![07-85c9JHPropWorld - Flat 4, 74 Newlands Park - 21](/listings/photos/147940118/617435) - 07-85c9JHPropWorld - Flat 4, 74 Newlands Park - 21
- ![09-bf37JHPropWorld - Flat 4, 74 Newlands Park - 27](/listings/photos/147940118/617437) - 09-bf37JHPropWorld - Flat 4, 74 Newlands Park - 27
- ![10-c991JHPropWorld - Flat 4, 74 Newlands Park - 30](/listings/photos/147940118/617439) - 10-c991JHPropWorld - Flat 4, 74 Newlands Park - 30
- ![13-61a7JHPropWorld - Flat 4, 74 Newlands Park - 39](/listings/photos/147940118/617440) - 13-61a7JHPropWorld - Flat 4, 74 Newlands Park - 39
- ![14-361eJHPropWorld - Flat 4, 74 Newlands Park - 41](/listings/photos/147940118/617443) - 14-361eJHPropWorld - Flat 4, 74 Newlands Park - 41
- ![15-af6bJHPropWorld - Flat 4, 74 Newlands Park - 45](/listings/photos/147940118/617446) - 15-af6bJHPropWorld - Flat 4, 74 Newlands Park - 45

## Floorplans

- ![plan.jpg](/listings/photos/147940118/617448) - plan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/147940118/617452) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £390,000 | 21/10/2024 | Flat |
| 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £360,000 | 10/04/2018 | 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 |
|---------|-------|------|------|
| 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 |
| 73 THE GROUND FLOOR FLAT AT WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB | £535,000 | 29/09/2022 | Flat |
| 33 FLAT B TANNSFELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DQ | £525,000 | 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 |
| 12B TREDOWN ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5QH | £452,500 | 29/07/2022 | Flat |
| 102D WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ | £310,000 | 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)

## Price vs local average

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

- **Local average:** £382,634 (56 Flat, SE26, 2024–2026)
- **Deviation:** +4.5%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, 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 Terraced House, Niederwald Road, SE26 | £2,500/mo | 2 | 0.53 miles | OpenRent |

**Average rent: £2,133/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £380/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £12,121/m²

## Capital growth trend

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

- **5y growth:** -1.3%
- **10y growth:** 3.3%

## House Price Index (HM Land Registry)

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

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

## 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)