# 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 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 ## 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 | | 253 TIDESLEA PATH, LONDON, GREENWICH, GREATER LONDON, SE28 0NH | £245,000 | 18/11/2022 | Flat | | 59 MILES CLOSE, LONDON, GREENWICH, GREATER LONDON, SE28 0NJ | £240,000 | 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)