Sold STC End of terrace

56 HILL VIEW DRIVE

LONDON, GREATER LONDON SE28 0LH

4 beds 1,324 sq ft Listed 3 Aug 2017 (-3236d)

£440,000

Offers in Excess of

Reduced on 6 Sep 2017

Save

# 4 bedroom end of terrace house for sale (SE28 0LH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 56 HILL VIEW DRIVE, LONDON, GREATER LONDON SE28 0LH |
| Price | £440,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 123 m² |
| Last sold | £425,000 Mar 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 13/07/2027
- **Current heating cost:** £510/year
- **Est. upgrade cost to C:** £14,125

### Recommendations
- E (£25)
- I (£2,200 - £3,000)
- 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/0358-2834-7336-9093-6671)

## Description

This is an ideal family home boasting 4 double bedrooms and ample living space. The main entrance admits to a large hallway, dbl bedroom, downstairs WC, shower and large kitchen diner with largeunder stairs storage space. The middle floor comprises of a spacious hallway,  double bedroom and large family area over looked by a hill.  The top floor consists of a spacious hallway, storage, double bedroom, bathroom, master bedroom with ensuite.  The home boast a large garden and slabbed patio area with shed to store the families bikes.  The property comes with a garage.

This is a family home free of chain close to local schools, shops & amenities. It is also close to the soon to open Elizabeth Line.

The Property can be sold with white goods and the current furniture in place.

## Property Photos

- ![Photo](/listings/photos/49739538/384377)
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## Floorplans

- ![Floorplan](/listings/photos/49739538/384435) - Floorplan

## EPC Graphs

- ![EPC](/listings/photos/49739538/384436) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £425,000 | 02/03/2018 | Terraced |
| 56 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £237,995 | 25/06/2004 | 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 |
| 10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £465,000 | 04/12/2025 | Terraced |
| 26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA | £500,000 | 12/11/2025 | Terraced |
| [Same street] 62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £430,000 | 31/07/2025 | Terraced |
| [Same street] 64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £385,000 | 18/03/2025 | Terraced |
| [Same street] 14 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £278,360 | 20/12/2023 | Flat |
| [Same street] 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £256,500 | 30/11/2023 | Flat |
| 4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE | £360,000 | 24/11/2023 | Terraced |
| [Same street] 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £500,000 | 15/09/2023 | Terraced |
| 47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP | £332,000 | 30/06/2023 | 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 |
| [Same street] 8 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £205,000 | 31/03/2022 | Flat |
| 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 |
| [Same street] 42 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £352,000 | 21/12/2021 | Terraced |
| [Same street] 12 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £190,000 | 30/11/2021 | Flat |
| [Same street] 68 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £340,000 | 27/10/2021 | Terraced |
| 38 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £307,500 | 01/10/2021 | Terraced |
| 36 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD | £316,000 | 28/09/2021 | Terraced |
| [Same street] 10 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £260,000 | 27/08/2021 | Flat |
| 45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ | £315,000 | 27/08/2021 | Terraced |
| 8 MARTIN STREET, LONDON, GREENWICH, GREATER LONDON, SE28 0JB | £387,000 | 09/07/2021 | Terraced |
| 15 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN | £350,000 | 30/06/2021 | Terraced |
| 39 MARTIN STREET, LONDON, GREENWICH, GREATER LONDON, SE28 0BZ | £330,000 | 28/06/2021 | Terraced |

**Street average:** £319,686 (10 sales)
**Area average:** £368,854 (19 sales)

## Price vs local average

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

- **Local average:** £377,826 (31 Terraced, SE28, 2024–2026)
- **Deviation:** +16.5%

## Rental Range

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

- **Low:** £1,754/mo
- **Realistic:** £1,949/mo
- **Optimistic:** £2,144/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 Semi-Detached House, Miles Drive, SE28 | £4,500/mo | 4 | 0.14 miles | OpenRent |

**Average rent: £4,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.02% (strong)
- **Max investor price (0.8%):** £562,500
- **Target investor price (1%):** £450,000

*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 £4,500/mo).*

- **Gross yield:** 12.3%
- **Cost-to-rent:** 8.1×
- **Monthly cashflow:** £2,292/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21.6%

*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:** £3,577/m²

## Capital growth trend

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

- **5y growth:** 20.1%
- **10y growth:** 36.3%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Terraced series; as of March 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 12.1%
- **10y growth (index):** 34.2%

## 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

Floor area

123 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£425,000 Mar 2018

Price per m²

£3,577/m²

Local average

£377,826 (+16.5%)

Deprivation

Decile 4 (11,628 of 33,755)

Street crime

326 incidents within 1 mile (Apr 2026)

Key features

An impressive end of terrace townhouse
4 Excellent size bedrooms
1 Reception room
Spacious kitchen and dining area
3 Bathrooms
1336 Sq Ft
Large and secluded rear garden
Front garden with off-street parking
Close proximity to local schools and ample amenities
Chain free

Additional details

Parking: Yes
Garden: Yes

Description

For sale is this very spacious end of terrace townhouse located in the quiet residential area of West Thamesmead, no more than a 5 minute walk from the river Thames. This home is a short bus ride Woolwich DLR and British Rail stations offering easy access to the city.

This is an ideal family home boasting 4 double bedrooms and ample living space. The main entrance admits to a large hallway, dbl bedroom, downstairs WC, shower and large kitchen diner with largeunder stairs storage space. The middle floor comprises of a spacious hallway, double bedroom and large family area over looked by a hill. The top floor consists of a spacious hallway, storage, double bedroom, bathroom, master bedroom with ensuite. The home boast a large garden and slabbed patio area with shed to store the families bikes. The property comes with a garage.

This is a family home free of chain close to local schools, shops & amenities. It is also close to the soon to open Elizabeth Line.
The Property can be sold with white goods and the current furniture in place.

Listed by

London

sellmyhome.co.uk

Reference: 49739538

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 14/07/2017

Expiry date: 13/07/2027

Current heating cost: £510/year

Potential heating cost: £468/year

Est. upgrade cost to C: £14,125

Recommendations

Low energy lighting for all fixed outlets (£25)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

Floorplan

EPC Graphs

EPC

Price history

79% since 2004

Event	Date	Price	% change
Sold	02/03/2018 (8 years ago)	£425,000	+78.6%
Sold	25/06/2004 (21 years ago)	£237,995	—

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
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
10 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN	£465,000	04/12/2025	Terraced
26 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0JA	£500,000	12/11/2025	Terraced
Same street 62 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£430,000	31/07/2025	Terraced
Same street 64 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£385,000	18/03/2025	Terraced
Same street 14 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£278,360	20/12/2023	Flat
Same street 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£256,500	30/11/2023	Flat
4 MARTINS WALK, LONDON, GREENWICH, GREATER LONDON, SE28 0LE	£360,000	24/11/2023	Terraced
Same street 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£500,000	15/09/2023	Terraced
47 TEASEL CRESCENT, LONDON, GREENWICH, GREATER LONDON, SE28 0LP	£332,000	30/06/2023	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
Same street 8 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£205,000	31/03/2022	Flat
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
Same street 42 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£352,000	21/12/2021	Terraced
Same street 12 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£190,000	30/11/2021	Flat
Same street 68 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£340,000	27/10/2021	Terraced
38 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD	£307,500	01/10/2021	Terraced
36 NEWACRES ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0LD	£316,000	28/09/2021	Terraced
Same street 10 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£260,000	27/08/2021	Flat
45 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LJ	£315,000	27/08/2021	Terraced
8 MARTIN STREET, LONDON, GREENWICH, GREATER LONDON, SE28 0JB	£387,000	09/07/2021	Terraced
15 HIGH TOR VIEW, LONDON, GREENWICH, GREATER LONDON, SE28 0LN	£350,000	30/06/2021	Terraced
39 MARTIN STREET, LONDON, GREENWICH, GREATER LONDON, SE28 0BZ	£330,000	28/06/2021	Terraced

Street average: £319,686 (10 sales)

Area average: £368,854 (19 sales)

Capital growth trend

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

5y growth 20.1%

10y growth 36.3%

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

1y (index) 2.6%

5y (index) 12.1%

10y (index) 34.2%

Rental Range

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

Low £1,754/mo

Realistic £1,949/mo

Optimistic £2,144/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Kings Lynn: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE28 0LH

Nearby

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

Type	Name	Distance
Bus stop	Miles Drive	0.1 miles
Shop	Tesco Express	0.2 miles
Shop	Unknown	0.2 miles
Train station	Plumstead	0.9 miles
Train station	Gallions Reach	1.0 miles
Hospital	Cygnet Hospital Beckton	1.4 miles
Hospital	Queen Elizabeth Hospital	2.4 miles
University	University of East London	2.9 miles
University	Unknown	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	106
Anti-social behaviour	85
Vehicle crime	28
Other theft	21
Public order	18
Criminal damage and arson	16
Burglary	12
Drugs	11
Theft from the person	9
Robbery	7
Shoplifting	7
Other crime	4
Bicycle theft	1
Possession of weapons	1
Total incidents	326

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
Discovery Primary School	Primary	0.2 miles	Good — 8 Feb 2012
Heronsgate Primary School	Primary	0.6 miles	Outstanding — 1 Feb 2023
Woolwich Polytechnic School	Secondary	0.8 miles	Good — 10 Mar 2019
Woolwich Polytechnic School for Girls	Secondary	0.8 miles	Good — 8 Mar 2023
St Paul's Academy	Secondary	0.9 miles	Requires improvement — 16 Jul 2023

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 Semi-Detached House, Miles Drive, SE28	£4,500/mo	4	0.14 miles	OpenRent

Average rent: £4,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.02%

Max investor price (0.8%) £562,500

Target investor price (1%) £450,000

Gross yield 12.3%

Cost-to-rent ratio 8.1×

Monthly cashflow £2,292/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 21.6%

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).