Sold STC Terraced

74 BRAMDEAN CRESCENT

LONDON, GREATER LONDON SE12 0UH

3 beds 2 baths 1,173 sq ft Listed 7 Oct 2024 (-664d)

£475,000

Offers in Excess of

Save

# 3 bedroom terraced house for sale (SE12 0UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 74 BRAMDEAN CRESCENT, LONDON, GREATER LONDON SE12 0UH |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 109 m² |
| Last sold | £500,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/02/2034
- **Current heating cost:** £1,574/year
- **Est. upgrade cost to C:** £21,615

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£15)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1134-5622-9300-0423-4202)

## Description

CHAIN FREE this extended family home offers space in abundance even for the largest family.

Spreading over approximately 1,200 square foot with off-street parking for two cars, electric car charging point, a double garage with rear access, a conservatory, additional downstairs WC and unique spiral staircase leading to the loft room/office/bedroom. Bramdean Crescent comes fully alarmed including the garage. The garage also comes with a heavy duty motorised rolling door for complete peace of mind to store your classic car and more.

At the end of the road you have an array of local shops, takeaways, a pub and much more in Lee. Take advantage of Northbrook Park which is approximately 100 metres away. Northbrook Park offers a mini nature reserve, a circuit training track, outdoor gym, football pitch and large playground for the big and little kids in the family.

Last but not least commuting into town is easy with Lee Mainline Station located a short walk away. Lee station will get you to London Bridge in approximately 12 minutes and then on to either Cannon Street or Charing Cross. It also stops at Lewisham, for the DLR and trains to Victoria.

The loft space is unofficial so take advantage of this opportunity to purchase one of the best value properties per square foot you can buy in the area.

## Property Photos

- ![Garden](/listings/photos/153437807/1630371) - Garden
- ![Rear View](/listings/photos/153437807/1630372) - Rear View
- ![Conservatory](/listings/photos/153437807/1630373) - Conservatory
- ![Dinning Room](/listings/photos/153437807/1630374) - Dinning Room
- ![Loft Room](/listings/photos/153437807/1630375) - Loft Room
- ![Kitchen Dinner](/listings/photos/153437807/1630376) - Kitchen Dinner
- ![Kitchen Dinner](/listings/photos/153437807/1630377) - Kitchen Dinner
- ![Front](/listings/photos/153437807/1630378) - Front
- ![Living Room](/listings/photos/153437807/1630379) - Living Room
- ![Living Room](/listings/photos/153437807/1630380) - Living Room
- ![Kitchen](/listings/photos/153437807/1630381) - Kitchen
- ![Downstairs WC](/listings/photos/153437807/1630382) - Downstairs WC
- ![Bedroom One](/listings/photos/153437807/1630383) - Bedroom One
- ![Hall](/listings/photos/153437807/1630384) - Hall
- ![Bedroom Three](/listings/photos/153437807/1630385) - Bedroom Three
- ![Bedroom Three](/listings/photos/153437807/1630386) - Bedroom Three
- ![Bedroom One](/listings/photos/153437807/1630387) - Bedroom One
- ![Bedroom Two](/listings/photos/153437807/1630388) - Bedroom Two
- ![Bathroom](/listings/photos/153437807/1630389) - Bathroom

## Floorplans

- ![Floorplan](/listings/photos/153437807/1630390) - Floorplan

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12367895
- **Address:** 74 Bramdean Crescent, LONDON, SE12 0UH
- **Certificate Issued:** 29/05/2017
- **Work Completed:** 25/04/2017
- **Items:** 10 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 74 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH | £500,000 | 19/12/2024 | Terraced |
| 74 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH | £415,000 | 28/03/2018 | 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 |
|---------|-------|------|------|
| 250 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0UL | £435,000 | 21/08/2025 | Terraced |
| 30 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UD | £371,000 | 15/12/2023 | Terraced |
| [Same street] 120 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH | £500,000 | 29/09/2023 | Terraced |
| 7 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NU | £600,000 | 12/12/2022 | Terraced |
| 107 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UJ | £575,000 | 09/11/2022 | Terraced |
| 54 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NS | £465,000 | 19/10/2022 | Terraced |
| 110 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0PT | £500,000 | 30/08/2022 | Terraced |
| 1 BRAMDEAN GARDENS, LONDON, LEWISHAM, GREATER LONDON, SE12 0NT | £507,500 | 26/08/2022 | Terraced |
| 127 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0JT | £535,000 | 22/07/2022 | Terraced |
| [Same street] 116 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH | £495,000 | 31/05/2022 | Terraced |
| 13 HEATHER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0UG | £531,000 | 05/04/2022 | Terraced |
| 3 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UD | £380,000 | 18/03/2022 | Terraced |
| 55 RONVER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0NR | £458,000 | 27/01/2022 | Terraced |
| 50 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UE | £365,000 | 22/12/2021 | Terraced |
| 114 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0PT | £499,999 | 06/12/2021 | Terraced |
| 47 HEATHER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0UG | £650,000 | 05/11/2021 | Terraced |
| 33 RONVER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0NR | £430,000 | 29/10/2021 | Terraced |
| [Same street] 120 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH | £388,000 | 29/09/2021 | Terraced |
| 90 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UE | £385,000 | 24/09/2021 | Terraced |
| 29 ASHWATER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0LB | £635,000 | 17/09/2021 | Terraced |
| 9 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NU | £500,000 | 08/09/2021 | Terraced |
| 101 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UJ | £468,000 | 06/09/2021 | Terraced |
| 4 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NS | £472,000 | 24/08/2021 | Terraced |
| [Same street] 100 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH | £450,000 | 13/08/2021 | Terraced |

**Street average:** £458,250 (4 sales)
**Area average:** £488,125 (20 sales)

## Price vs local average

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

- **Local average:** £631,269 (26 Terraced, SE12, 2024–2026)
- **Deviation:** -24.8%

## Rental Range

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

- **Low:** £1,643/mo
- **Realistic:** £1,825/mo
- **Optimistic:** £2,008/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Woodbank Road, BR1 | £2,100/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Terraced House, Ivorydown, BR1 | £2,500/mo | 3 | 0.7 miles | OpenRent |

**Average rent: £2,300/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £174/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** £4,358/m²

## Capital growth trend

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

- **5y growth:** -0.1%
- **10y growth:** 12%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 12.9%
- **10y growth (index):** 26.1%

## 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)

Garden Rear View Conservatory Dinning Room Loft Room Kitchen Dinner Kitchen Dinner Front Living Room Living Room Kitchen Downstairs WC Bedroom One Hall Bedroom Three Bedroom Three Bedroom One Bedroom Two Bathroom

/ 19

Property details

Tenure

FREEHOLD

Floor area

109 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£500,000 Dec 2024

Price per m²

£4,358/m²

Local average

£631,269 (-24.8%)

Deprivation

Decile 7 (20,762 of 33,755)

Street crime

385 incidents within 1 mile (May 2026)

Additional details

Parking: Yes

Description

CHAIN FREE this extended family home offers space in abundance even for the largest family.

Spreading over approximately 1,200 square foot with off-street parking for two cars, electric car charging point, a double garage with rear access, a conservatory, additional downstairs WC and unique spiral staircase leading to the loft room/office/bedroom. Bramdean Crescent comes fully alarmed including the garage. The garage also comes with a heavy duty motorised rolling door for complete peace of mind to store your classic car and more.

At the end of the road you have an array of local shops, takeaways, a pub and much more in Lee. Take advantage of Northbrook Park which is approximately 100 metres away. Northbrook Park offers a mini nature reserve, a circuit training track, outdoor gym, football pitch and large playground for the big and little kids in the family.

Last but not least commuting into town is easy with Lee Mainline Station located a short walk away. Lee station will get you to London Bridge in approximately 12 minutes and then on to either Cannon Street or Charing Cross. It also stops at Lewisham, for the DLR and trains to Victoria.

The loft space is unofficial so take advantage of this opportunity to purchase one of the best value properties per square foot you can buy in the area.

Listed by

London

Waymour and Parr Ltd

Reference: 153437807

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 07/02/2024

Expiry date: 06/02/2034

Current heating cost: £1,574/year

Potential heating cost: £975/year

Est. upgrade cost to C: £21,615

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

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #12367895

Property Details

Street: 74 Bramdean Crescent

Town: LONDON

Postcode: SE12 0UH

Installation Details

Items: 10 windows and 1 door

Certificate Issued: 29/05/2017

Work Completed: 25/04/2017

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

20% since 2018

Event	Date	Price	% change
Sold	19/12/2024 (1 year ago)	£500,000	+20.5%
Sold	28/03/2018 (8 years ago)	£415,000	—

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
250 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0UL	£435,000	21/08/2025	Terraced
30 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UD	£371,000	15/12/2023	Terraced
Same street 120 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH	£500,000	29/09/2023	Terraced
7 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NU	£600,000	12/12/2022	Terraced
107 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UJ	£575,000	09/11/2022	Terraced
54 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NS	£465,000	19/10/2022	Terraced
110 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0PT	£500,000	30/08/2022	Terraced
1 BRAMDEAN GARDENS, LONDON, LEWISHAM, GREATER LONDON, SE12 0NT	£507,500	26/08/2022	Terraced
127 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0JT	£535,000	22/07/2022	Terraced
Same street 116 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH	£495,000	31/05/2022	Terraced
13 HEATHER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0UG	£531,000	05/04/2022	Terraced
3 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UD	£380,000	18/03/2022	Terraced
55 RONVER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0NR	£458,000	27/01/2022	Terraced
50 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UE	£365,000	22/12/2021	Terraced
114 BARING ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0PT	£499,999	06/12/2021	Terraced
47 HEATHER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0UG	£650,000	05/11/2021	Terraced
33 RONVER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0NR	£430,000	29/10/2021	Terraced
Same street 120 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH	£388,000	29/09/2021	Terraced
90 GABLES CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE12 0UE	£385,000	24/09/2021	Terraced
29 ASHWATER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE12 0LB	£635,000	17/09/2021	Terraced
9 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NU	£500,000	08/09/2021	Terraced
101 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UJ	£468,000	06/09/2021	Terraced
4 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0NS	£472,000	24/08/2021	Terraced
Same street 100 BRAMDEAN CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE12 0UH	£450,000	13/08/2021	Terraced

Street average: £458,250 (4 sales)

Area average: £488,125 (20 sales)

Capital growth trend

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

5y growth -0.1%

10y growth 12%

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

1y (index) 1.6%

5y (index) 12.9%

10y (index) 26.1%

Rental Range

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

Low £1,643/mo

Realistic £1,825/mo

Optimistic £2,008/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE12 0UH

Nearby

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

Type	Name	Distance
Bus stop	Farmcote Road	0.1 miles
Shop	Budgens	0.5 miles
Shop	JB Express	0.5 miles
Train station	Grove Park	0.7 miles
Train station	Lee	0.7 miles
Hospital	Sloane Hospital	2.3 miles
University	University of Greenwich	3.1 miles
University	Escape Studios	4.2 miles
Hospital	King's College Hospital Emergency Department	5.0 miles

Street-level crime

Category	Count
Violence and sexual offences	145
Anti-social behaviour	87
Vehicle crime	39
Other theft	29
Burglary	22
Drugs	16
Public order	13
Shoplifting	12
Robbery	10
Other crime	5
Possession of weapons	5
Bicycle theft	1
Criminal damage and arson	1
Total incidents	385

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
Cooper's Lane Primary School	Primary	0.3 miles	Good — 19 Apr 2012
Baring Primary School	Primary	0.3 miles	Good — 8 Jan 2015
Drumbeat School and ASD Service	Other	0.5 miles	Good — 29 Apr 2019
Haberdashers' Knights Primary	Primary	0.5 miles	Good — 31 Jan 2024
Horn Park Primary School	Primary	0.6 miles	Good — 17 Jul 2014

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
3 Bed Terraced House, Woodbank Road, BR1	£2,100/mo	3	0.63 miles	OpenRent
3 Bed Terraced House, Ivorydown, BR1	£2,500/mo	3	0.7 miles	OpenRent

Average rent: £2,300/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £287,500

Target investor price (1%) £230,000

Gross yield 5.8%

Cost-to-rent ratio 17.2×

Monthly cashflow £174/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.5%

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).