Sold STC Semi-detached

25 PETTS WOOD ROAD

ORPINGTON, PETTS WOOD, GREATER LONDON BR5 1JT

3 beds 1 baths 1,141 sq ft Listed 21 Sep 2024 (-632d)

£750,000

Guide Price

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# 3 bedroom semi-detached house for sale (BR5 1JT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 PETTS WOOD ROAD, ORPINGTON, PETTS WOOD, GREATER LONDON BR5 1JT |
| Price | £750,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | F |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 106 m² |
| Last sold | £750,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 27/02/2034
- **Current heating cost:** £1,848/year
- **Est. upgrade cost to C:** £22,750

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£25)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/2584-3035-8202-6194-3204)

## Description

NO ONWARD CHAIN

Situated in the ever popular Petts Wood East is this delightful and extended three bedroom semi-detached family home.  The location is ideal for access to all the amenities within Petts Wood village such as shops, cafes and restaurants as well as Petts Wood mainline train station with its fast and frequent services to many London termini.

The accommodation comprises a welcoming hallway which you enter via a double glazed storm porch, a reception room to the front and a spacious through lounge/dining room with French patio doors onto the rear garden. The extended and fully fitted kitchen offers ample wall and base units, integrated appliances and window overlooking the rear garden.

To the first floor buyers will find three well-proportioned bedrooms and a good size shower room.

To the rear of the property is a delightful south facing garden which is mainly laid to lawn with a large patio area, perfect for alfresco dining and entertaining. There is also a gated side access and a detached garage, this space provides many versatile options for use.  To the front is an established front garden, driveway offering parking for several cars and leading to the brick built garage. Further benefits include the potential to extend creating a further bedroom in the loft (subject to planning permission and building regulations).

N.B. The vendor has not advised if the property has broadband, nor if the water is metered.

**Broadband and Mobile Coverage**

For broadband and mobile phone coverage at the property in question please visit: checker.ofcom.org.uk/en-gb/broadband-coverage and checker.ofcom.org.uk/en-gb/mobile-coverage respectively.

**IMPORTANT NOTE TO POTENTIAL PURCHASERS:**

We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact and a buyer is advised to obtain verification from their own solicitor or surveyor.

## Property Photos

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## Floorplans

- ![1188953.jpg](/listings/photos/152748194/331073) - 1188953.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/152748194/331074) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1JT | £750,000 | 02/07/2025 | Semi-detached |
| 25 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1JT | £335,000 | 23/07/2004 | 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 |
|---------|-------|------|------|
| 9 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QP | £1,010,000 | 15/08/2025 | Semi-detached |
| 69 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QN | £940,000 | 06/08/2025 | Semi-detached |
| 74 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1LD | £993,000 | 23/01/2025 | Semi-detached |
| 53 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QN | £800,000 | 04/09/2023 | Semi-detached |
| 35 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QL | £813,000 | 31/03/2023 | Semi-detached |
| 47 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QR | £790,000 | 30/11/2022 | Semi-detached |
| [Same street] 1 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1JT | £860,000 | 23/11/2022 | Semi-detached |
| 75 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1JU | £885,000 | 12/08/2022 | Semi-detached |
| 32 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QS | £1,080,000 | 03/08/2022 | Semi-detached |
| 100 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1LE | £775,000 | 25/02/2022 | Semi-detached |
| 72 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QS | £935,000 | 07/12/2021 | Semi-detached |
| 26 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QW | £830,000 | 17/11/2021 | Semi-detached |
| 46 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1LD | £750,000 | 16/11/2021 | Semi-detached |
| 54 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QS | £895,000 | 27/10/2021 | Semi-detached |
| 43 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QN | £910,000 | 28/06/2021 | Semi-detached |

**Street average:** £860,000 (1 sale)
**Area average:** £886,143 (14 sales)

## Price vs local average

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

- **Local average:** £545,634 (58 Semi-detached, BR5, 2024–2026)
- **Deviation:** +37.5%

## Rental Range

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

- **Low:** £1,506/mo
- **Realistic:** £1,673/mo
- **Optimistic:** £1,840/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,546/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 Detached House, St Johns Road, BR5 | £2,250/mo | 3 | 0.46 miles | OpenRent |
| 3 Bed Terraced House, Clovelly Way, BR6 | £2,000/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed End Terrace, Clarendon Green, BR5 | £2,000/mo | 3 | 0.71 miles | OpenRent |
| 3 Bed Terraced House, Station Road, BR5 | £1,850/mo | 3 | 1.15 miles | OpenRent |

**Average rent: £2,025/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-1,179/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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:** £7,075/m²

## Capital growth trend

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

- **5y growth:** -0.8%
- **10y growth:** 24.6%

## House Price Index (HM Land Registry)

*Official index for Bromley; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 16.6%
- **10y growth (index):** 28.5%

## 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

106 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£750,000 Jul 2025

Price per m²

£7,075/m²

Local average

£545,634 (+37.5%)

Deprivation

Decile 10 (33,638 of 33,755)

Street crime

153 incidents within 1 mile (Apr 2026)

Key features

3 bed semi-detached house
Petts Wood East
Extended
Delightful garden

Additional details

Heating: Gas
Parking: Yes
Garden: Yes

Description

GUIDE PRICE £750,000 - £800,000 A delightful and extended three bedroom semi-detached family home ideally situated for all the amenities within Petts Wood village as well as Petts Wood mainline train station. Offered with NO ONWARD CHAIN.

NO ONWARD CHAIN

Situated in the ever popular Petts Wood East is this delightful and extended three bedroom semi-detached family home. The location is ideal for access to all the amenities within Petts Wood village such as shops, cafes and restaurants as well as Petts Wood mainline train station with its fast and frequent services to many London termini.

The accommodation comprises a welcoming hallway which you enter via a double glazed storm porch, a reception room to the front and a spacious through lounge/dining room with French patio doors onto the rear garden. The extended and fully fitted kitchen offers ample wall and base units, integrated appliances and window overlooking the rear garden.

To the first floor buyers will find three well-proportioned bedrooms and a good size shower room.

To the rear of the property is a delightful south facing garden which is mainly laid to lawn with a large patio area, perfect for alfresco dining and entertaining. There is also a gated side access and a detached garage, this space provides many versatile options for use. To the front is an established front garden, driveway offering parking for several cars and leading to the brick built garage. Further benefits include the potential to extend creating a further bedroom in the loft (subject to planning permission and building regulations).

N.B. The vendor has not advised if the property has broadband, nor if the water is metered.

Broadband and Mobile Coverage
For broadband and mobile phone coverage at the property in question please visit: checker.ofcom.org.uk/en-gb/broadband-coverage and checker.ofcom.org.uk/en-gb/mobile-coverage respectively.

IMPORTANT NOTE TO POTENTIAL PURCHASERS:
We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact and a buyer is advised to obtain verification from their own solicitor or surveyor.

Listed by

Petts Wood

jdm

Reference: 152748194

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 28/02/2024

Expiry date: 27/02/2034

Current heating cost: £1,848/year

Potential heating cost: £984/year

Est. upgrade cost to C: £22,750

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
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 (£25)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

1188953.jpg

EPC Graphs

EPC Rating Graph

Price history

124% since 2004

Event	Date	Price	% change
Sold	02/07/2025 (11 months ago)	£750,000	+123.9%
Sold	23/07/2004 (21 years ago)	£335,000	—

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
9 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QP	£1,010,000	15/08/2025	Semi-detached
69 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QN	£940,000	06/08/2025	Semi-detached
74 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1LD	£993,000	23/01/2025	Semi-detached
53 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QN	£800,000	04/09/2023	Semi-detached
35 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QL	£813,000	31/03/2023	Semi-detached
47 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QR	£790,000	30/11/2022	Semi-detached
Same street 1 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1JT	£860,000	23/11/2022	Semi-detached
75 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1JU	£885,000	12/08/2022	Semi-detached
32 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QS	£1,080,000	03/08/2022	Semi-detached
100 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1LE	£775,000	25/02/2022	Semi-detached
72 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QS	£935,000	07/12/2021	Semi-detached
26 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QW	£830,000	17/11/2021	Semi-detached
46 PETTS WOOD ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1LD	£750,000	16/11/2021	Semi-detached
54 PRINCES AVENUE, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QS	£895,000	27/10/2021	Semi-detached
43 GREENCOURT ROAD, PETTS WOOD, ORPINGTON, BROMLEY, GREATER LONDON, BR5 1QN	£910,000	28/06/2021	Semi-detached

Street average: £860,000 (1 sale)

Area average: £886,143 (14 sales)

Capital growth trend

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

5y growth -0.8%

10y growth 24.6%

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

1y (index) 2.3%

5y (index) 16.6%

10y (index) 28.5%

Rental Range

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

Low £1,506/mo

Realistic £1,673/mo

Optimistic £1,840/mo

Based on Local Authority from postcode lookup → Bromley.

LHA (30th percentile) floor for Outer South East London: £1,546/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BR5 1JT

Nearby

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

Type	Name	Distance
Bus stop	Ladywood Avenue	0.1 miles
Shop	Petts Wood Glass	0.5 miles
Shop	Face & Body Clinic	0.5 miles
Train station	Petts Wood	0.6 miles
Train station	St Mary Cray	0.8 miles
Hospital	Chelsfield Park Hospital	3.0 miles
Hospital	Sloane Hospital	4.2 miles
University	University of Greenwich	7.5 miles

Street-level crime

Category	Count
Anti-social behaviour	43
Violence and sexual offences	30
Shoplifting	19
Vehicle crime	17
Drugs	9
Other theft	9
Criminal damage and arson	8
Public order	7
Robbery	5
Burglary	3
Theft from the person	2
Possession of weapons	1
Total incidents	153

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
Perry Hall Primary School	Primary	0.6 miles	Outstanding — 21 Jan 2024
Poverest Primary School	Primary	0.6 miles	Good — 24 Oct 2014
Clannad Education Centre	Other	0.6 miles	Good — 29 Jan 2023
Crofton Infant School	Primary	0.7 miles	Outstanding — 24 Mar 2016
Crofton Junior School	Primary	0.8 miles	Outstanding — 6 Mar 2019

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 Detached House, St Johns Road, BR5	£2,250/mo	3	0.46 miles	OpenRent
3 Bed Terraced House, Clovelly Way, BR6	£2,000/mo	3	0.5 miles	OpenRent
3 Bed End Terrace, Clarendon Green, BR5	£2,000/mo	3	0.71 miles	OpenRent
3 Bed Terraced House, Station Road, BR5	£1,850/mo	3	1.15 miles	OpenRent

Average rent: £2,025/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 3.2%

Cost-to-rent ratio 31.3×

Monthly cashflow £-1,179/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.5%

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).