Sold Flat

2 HILL VIEW DRIVE

LONDON, GREATER LONDON SE28 0LH

2 beds 1 baths 60 m² Listed 9 Nov 2022 (-1309d)

£260,000

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# 2 bedroom flat for sale (SE28 0LH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 HILL VIEW DRIVE, LONDON, GREATER LONDON SE28 0LH |
| Price | £260,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £256,500 Nov 2023 |

## Description

Thamesmead has benefited from its many new developments in recent years, whilst not having its own train station there are lots of bus routes connecting Thamesmead to Abbey Wood, Plumstead and Woolwich which all have mainline train stations including the DLR and the new Elizabeth Line. Also Thamesmead has an abundance of open space, greenery and river walks along the River Thames.

EPC grade C

Council Tax Band C

£143.00 per month for 11 months.

Ground Rent £150pa

Lease 978 Years

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:**

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. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in every case.

ABB220385/2

## Property Photos

- ![PHOTOGRAPHY](/listings/photos/128915153/384273) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384279) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384282) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384284) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384285) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384290) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384293) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/128915153/384302) - PHOTOGRAPHY
- ![Google Maps Image](/listings/photos/128915153/384307) - Google Maps Image

## Floorplans

- ![FLOOR-PLAN](/listings/photos/128915153/384308) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/128915153/384310) - EPC Rating Graph
- ![EPC Rating Graph](/listings/photos/128915153/384312) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £256,500 | 30/11/2023 | Flat |
| 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £250,000 | 23/03/2017 | Flat |
| 2 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £147,000 | 19/12/2013 | 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 |
|---------|-------|------|------|
| 248 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH | £175,000 | 22/01/2026 | Flat |
| 94 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0LZ | £264,000 | 29/08/2025 | Flat |
| [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 |
| 19 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0NE | £275,000 | 12/10/2023 | Flat |
| 46 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0LY | £235,000 | 22/09/2023 | Flat |
| [Same street] 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £500,000 | 15/09/2023 | Terraced |
| 10 LONGMARSH LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LS | £190,000 | 03/04/2023 | Flat |
| TRIDENT HOUSE FLAT 26 MERBURY ROAD, WEST THAMESMEAD, LONDON, GREENWICH, GREATER LONDON, SE28 0NB | £265,000 | 31/03/2023 | Flat |
| 21 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0NE | £219,000 | 29/03/2023 | Flat |
| 15 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG | £248,500 | 30/11/2022 | Flat |
| 59 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ | £240,000 | 18/11/2022 | Flat |
| 253 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH | £245,000 | 18/11/2022 | Flat |
| 23 WARRIOR CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NL | £295,000 | 18/10/2022 | Flat |
| 20 WARRIOR CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NL | £283,500 | 30/09/2022 | Flat |
| TRIDENT HOUSE FLAT 11 MERBURY ROAD, WEST THAMESMEAD, LONDON, GREENWICH, GREATER LONDON, SE28 0NB | £265,000 | 30/09/2022 | Flat |
| 43 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL | £273,000 | 09/09/2022 | Flat |
| 33 WARRIOR CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NL | £214,150 | 09/09/2022 | Flat |
| 47 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ | £280,000 | 26/08/2022 | Flat |
| 60 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ | £190,000 | 15/07/2022 | Flat |
| 217 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH | £270,000 | 13/07/2022 | Flat |
| 109 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0NP | £275,000 | 08/07/2022 | Flat |
| 9 SHEPHERDS LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LQ | £260,000 | 08/07/2022 | Flat |
| [Same street] 8 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £205,000 | 31/03/2022 | Flat |
| [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 |
| [Same street] 10 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH | £260,000 | 27/08/2021 | Flat |

**Street average:** £326,707 (9 sales)
**Area average:** £248,108 (20 sales)

## Price vs local average

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

- **Local average:** £289,500 (35 Flat, SE28, 2024–2026)
- **Deviation:** -10.2%

## 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):** £648/mo

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £243,625
- **Target investor price (1%):** £194,900

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 25%
- **10y growth:** 7.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.9%
- **5y growth (index):** -0.1%
- **10y growth (index):** 14.5%

## 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

LEASEHOLD

Floor area

60 m²

Council tax band

Last sold

£256,500 Nov 2023

Local average

£289,500 (-10.2%)

Deprivation

Decile 4 (11,628 of 33,755)

Street crime

332 incidents within 1 mile (Apr 2026)

Key features

1st Floor Apartment
Two Double Bedrooms
Spacious Living Room
EPC Grade C
Allocated Parking
Long Lease

Additional details

Parking: Yes

Description

Available now is this first floor two bedroom apartment, set in a popular part of West Thamesmead. Close to local bus routes, amenities and a short walk to the River Thames. The property Comprises spacious living /dining room with Juliet Balcony, modern kitchen, two double bedrooms, modern bathroom, allocated parking and plenty of storage. Viewing is highly recommended.

Thamesmead has benefited from its many new developments in recent years, whilst not having its own train station there are lots of bus routes connecting Thamesmead to Abbey Wood, Plumstead and Woolwich which all have mainline train stations including the DLR and the new Elizabeth Line. Also Thamesmead has an abundance of open space, greenery and river walks along the River Thames.

EPC grade C
Council Tax Band C
£143.00 per month for 11 months.
Ground Rent £150pa
Lease 978 Years

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:
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. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in every case.

ABB220385/2

Listed by

Abbey Wood

Move South Limited - LSL Franchise

Reference: 128915153

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

Price history

74% since 2013

Event	Date	Price	% change
Sold	30/11/2023 (2 years ago)	£256,500	+2.6%
Sold	23/03/2017 (9 years ago)	£250,000	+70.1%
Sold	19/12/2013 (12 years ago)	£147,000	—

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
248 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH	£175,000	22/01/2026	Flat
94 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0LZ	£264,000	29/08/2025	Flat
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
19 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0NE	£275,000	12/10/2023	Flat
46 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0LY	£235,000	22/09/2023	Flat
Same street 24 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£500,000	15/09/2023	Terraced
10 LONGMARSH LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LS	£190,000	03/04/2023	Flat
TRIDENT HOUSE FLAT 26 MERBURY ROAD, WEST THAMESMEAD, LONDON, GREENWICH, GREATER LONDON, SE28 0NB	£265,000	31/03/2023	Flat
21 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0NE	£219,000	29/03/2023	Flat
15 MARTINS PLACE, LONDON, GREENWICH, GREATER LONDON, SE28 0LG	£248,500	30/11/2022	Flat
59 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ	£240,000	18/11/2022	Flat
253 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH	£245,000	18/11/2022	Flat
23 WARRIOR CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NL	£295,000	18/10/2022	Flat
20 WARRIOR CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NL	£283,500	30/09/2022	Flat
TRIDENT HOUSE FLAT 11 MERBURY ROAD, WEST THAMESMEAD, LONDON, GREENWICH, GREATER LONDON, SE28 0NB	£265,000	30/09/2022	Flat
43 BATTERY ROAD, LONDON, GREENWICH, GREATER LONDON, SE28 0JL	£273,000	09/09/2022	Flat
33 WARRIOR CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NL	£214,150	09/09/2022	Flat
47 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ	£280,000	26/08/2022	Flat
60 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ	£190,000	15/07/2022	Flat
217 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH	£270,000	13/07/2022	Flat
109 MILES DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0NP	£275,000	08/07/2022	Flat
9 SHEPHERDS LANE, LONDON, GREENWICH, GREATER LONDON, SE28 0LQ	£260,000	08/07/2022	Flat
Same street 8 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£205,000	31/03/2022	Flat
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
Same street 10 HILL VIEW DRIVE, LONDON, GREENWICH, GREATER LONDON, SE28 0LH	£260,000	27/08/2021	Flat

Street average: £326,707 (9 sales)

Area average: £248,108 (20 sales)

Capital growth trend

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

5y growth 25%

10y growth 7.7%

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

1y (index) -1.9%

5y (index) -0.1%

10y (index) 14.5%

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: £648/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	0.0 miles
Shop	Tesco Express	0.2 miles
Shop	Unknown	0.2 miles
Train station	Plumstead	0.9 miles
Train station	Gallions Reach	0.9 miles
Hospital	Cygnet Hospital Beckton	1.3 miles
Hospital	Queen Elizabeth Hospital	2.3 miles
University	University of East London	2.8 miles
University	Ravensbourne University London	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	105
Anti-social behaviour	82
Other theft	26
Vehicle crime	26
Public order	17
Criminal damage and arson	15
Drugs	14
Burglary	13
Theft from the person	10
Shoplifting	9
Robbery	8
Bicycle theft	3
Other crime	3
Possession of weapons	1
Total incidents	332

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	0.3 miles	Good — 8 Feb 2012
Heronsgate Primary School	Primary	0.6 miles	Outstanding — 1 Feb 2023
Woolwich Polytechnic School	Secondary	0.9 miles	Good — 10 Mar 2019
Woolwich Polytechnic School for Girls	Secondary	0.9 miles	Good — 8 Mar 2023
St Thomas A Becket Roman Catholic Primary School	Primary	1.0 miles	Good — 13 Jun 2012

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.75%

Max investor price (0.8%) £243,625

Target investor price (1%) £194,900

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).

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