Sold STC Flat

FLAT 43

CRANE COURT, 2, KITE CLOSE, LONDON, GREATER LONDON SE2 9FB

2 beds 1 baths 65 m² Listed 21 May 2025 (-482d)

£375,000

Guide Price

Save

# 2 bedroom flat for sale (SE2 9FB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 43, CRANE COURT, 2, KITE CLOSE, LONDON, GREATER LONDON SE2 9FB |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £375,000 Apr 2026 |

## Description

*** Guide Price £375,000 - £400,000 ***

A stunning two bedroom, fourth floor modern apartment, conveniently located for mainline station and Elizabeth line, benefitting from a balcony, a host of communal areas and a concierge.

**Key Terms**

Abbey Wood, named after the ancient woodlands that surround the remains of Lesnes Abbey founded in 1178, has an abundance of open spaces with Bostal Heath and Lesnes Abbey being the most popular, along with miles of Green Chain walks. The opening of the Elizabeth line has resulted in a dramatic increase in demand for properties in this area

## Property Photos

- ![Picture 1](/listings/photos/162244706/1371877) - Picture 1
- ![Picture 2](/listings/photos/162244706/1371878) - Picture 2
- ![Picture 3](/listings/photos/162244706/1371879) - Picture 3
- ![Picture 4](/listings/photos/162244706/1371880) - Picture 4
- ![Picture 5](/listings/photos/162244706/1371881) - Picture 5
- ![Picture 6](/listings/photos/162244706/1371882) - Picture 6
- ![Picture 7](/listings/photos/162244706/1371883) - Picture 7
- ![Picture 8](/listings/photos/162244706/1371884) - Picture 8
- ![Picture 9](/listings/photos/162244706/1371885) - Picture 9
- ![Picture 10](/listings/photos/162244706/1371886) - Picture 10
- ![Picture 11](/listings/photos/162244706/1371887) - Picture 11
- ![Picture 12](/listings/photos/162244706/1371888) - Picture 12
- ![Picture 13](/listings/photos/162244706/1371889) - Picture 13
- ![Picture 14](/listings/photos/162244706/1371890) - Picture 14
- ![Picture 15](/listings/photos/162244706/1371891) - Picture 15
- ![Picture 16](/listings/photos/162244706/1371892) - Picture 16
- ![Picture 17](/listings/photos/162244706/1371893) - Picture 17
- ![Picture 18](/listings/photos/162244706/1371894) - Picture 18

## Floorplans

- ![Picture 20](/listings/photos/162244706/1371895) - Picture 20

## EPC Graphs

- ![Picture 19](/listings/photos/162244706/1371896) - Picture 19

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CRANE COURT, 2 FLAT 43 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £375,000 | 30/04/2026 | Flat |
| CRANE COURT, 2 FLAT 43 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £355,000 | 21/12/2022 | 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 |
|---------|-------|------|------|
| 131 HARROW MANORWAY, LONDON, GREENWICH, GREATER LONDON, SE2 9XJ | £300,000 | 14/01/2026 | Flat |
| DUTTON HOUSE 22 SOUTHMERE DRIVE, LONDON, BEXLEY, GREATER LONDON, SE2 9AE | £285,000 | 30/01/2025 | Flat |
| CRANE COURT, 112 FLAT 192 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF | £455,000 | 28/06/2024 | Flat |
| CRANE COURT, 112 FLAT 187 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF | £500,000 | 23/08/2023 | Flat |
| 27 HINKSEY PATH, LONDON, BEXLEY, GREATER LONDON, SE2 9TB | £235,000 | 10/08/2023 | Flat |
| DUTTON HOUSE 31 SOUTHMERE DRIVE, LONDON, BEXLEY, GREATER LONDON, SE2 9AE | £123,000 | 28/07/2023 | Flat |
| CRANE COURT, 3 FLAT 102 WAGTAIL WALK, LONDON, BEXLEY, GREATER LONDON, SE2 9FD | £381,500 | 16/06/2023 | Flat |
| CRANE COURT, 3 FLAT 94 WAGTAIL WALK, LONDON, BEXLEY, GREATER LONDON, SE2 9FD | £121,500 | 02/05/2023 | Flat |
| [Same street] CRANE COURT, 2 FLAT 19 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £315,000 | 31/03/2023 | Flat |
| [Same street] CRANE COURT, 2 FLAT 58 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £370,000 | 16/03/2023 | Flat |
| CRANE COURT, 112 FLAT 183 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF | £337,500 | 08/03/2023 | Flat |
| [Same street] CRANE COURT, 2 FLAT 55 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £331,200 | 05/01/2023 | Flat |
| [Same street] CRANE COURT, 2 FLAT 44 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £310,000 | 23/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 46 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £420,650 | 22/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 39 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £292,800 | 22/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 65 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £360,000 | 22/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 2 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £328,300 | 22/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 38 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £295,000 | 21/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 15 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £288,000 | 21/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 36 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £300,000 | 21/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 25 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £300,000 | 21/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 8 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £287,500 | 21/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 18 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £287,000 | 21/12/2022 | Flat |
| [Same street] CRANE COURT, 2 FLAT 22 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £326,400 | 21/12/2022 | Flat |
| CRANE COURT, 2 FLAT 42 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £358,750 | 21/12/2022 | Flat |
| CRANE COURT, 2 FLAT 35 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £315,000 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 45 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £328,300 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 40 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £293,000 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 5 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £283,200 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 6 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £436,000 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 63 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £392,000 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 52 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £380,000 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 17 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £439,900 | 20/12/2022 | Flat |
| CRANE COURT, 112 FLAT 184 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF | £557,500 | 20/12/2022 | Flat |
| CRANE COURT, 2 FLAT 51 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB | £452,500 | 20/12/2022 | Flat |

**Street average:** £320,790 (15 sales)
**Area average:** £348,733 (20 sales)

## Price vs local average

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

- **Local average:** £268,550 (14 Flat, SE2, 2024–2026)
- **Deviation:** +39.6%

## Rental Range

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

- **Low:** £1,381/mo
- **Realistic:** £1,534/mo
- **Optimistic:** £1,687/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £698/mo

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £191,750
- **Target investor price (1%):** £153,400

*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:** 13.7%
- **10y growth:** 19.8%

## House Price Index (HM Land Registry)

*Official index for Bexley; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -0.6%
- **5y growth (index):** 2.1%
- **10y growth (index):** 14%

## 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 (994 years remaining on lease)

Floor area

65 m²

Council tax band

Last sold

£375,000 Apr 2026

Local average

£268,550 (+39.6%)

Deprivation

Decile 2 (4,590 of 33,755)

Street crime

474 incidents within 1 mile (Jul 2026)

Key features

21' Open Plan Living Room/Kitchen
14' Primary Bedroom
Balcony
Impressive Views
Modern Bathroom
Independent Controls for Underfloor Heating in Each Room

Description

* Guide Price £375,000 - £400,000 *

A stunning two bedroom, fourth floor modern apartment, conveniently located for mainline station and Elizabeth line, benefitting from a balcony, a host of communal areas and a concierge.

Key Terms
Abbey Wood, named after the ancient woodlands that surround the remains of Lesnes Abbey founded in 1178, has an abundance of open spaces with Bostal Heath and Lesnes Abbey being the most popular, along with miles of Green Chain walks. The opening of the Elizabeth line has resulted in a dramatic increase in demand for properties in this area

Listed by

Plumstead

Robinson Jackson

Reference: 162244706

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~40,354 m² (9.97 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Picture 20

EPC Graphs

Picture 19

Price history

6% since 2022

Event	Date	Price	% change
Sold	30/04/2026 (4 months ago)	£375,000	+5.6%
Sold	21/12/2022 (3 years ago)	£355,000	—

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
131 HARROW MANORWAY, LONDON, GREENWICH, GREATER LONDON, SE2 9XJ	£300,000	14/01/2026	Flat
DUTTON HOUSE 22 SOUTHMERE DRIVE, LONDON, BEXLEY, GREATER LONDON, SE2 9AE	£285,000	30/01/2025	Flat
CRANE COURT, 112 FLAT 192 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF	£455,000	28/06/2024	Flat
CRANE COURT, 112 FLAT 187 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF	£500,000	23/08/2023	Flat
27 HINKSEY PATH, LONDON, BEXLEY, GREATER LONDON, SE2 9TB	£235,000	10/08/2023	Flat
DUTTON HOUSE 31 SOUTHMERE DRIVE, LONDON, BEXLEY, GREATER LONDON, SE2 9AE	£123,000	28/07/2023	Flat
CRANE COURT, 3 FLAT 102 WAGTAIL WALK, LONDON, BEXLEY, GREATER LONDON, SE2 9FD	£381,500	16/06/2023	Flat
CRANE COURT, 3 FLAT 94 WAGTAIL WALK, LONDON, BEXLEY, GREATER LONDON, SE2 9FD	£121,500	02/05/2023	Flat
Same street CRANE COURT, 2 FLAT 19 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£315,000	31/03/2023	Flat
Same street CRANE COURT, 2 FLAT 58 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£370,000	16/03/2023	Flat
CRANE COURT, 112 FLAT 183 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF	£337,500	08/03/2023	Flat
Same street CRANE COURT, 2 FLAT 55 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£331,200	05/01/2023	Flat
Same street CRANE COURT, 2 FLAT 44 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£310,000	23/12/2022	Flat
Same street CRANE COURT, 2 FLAT 46 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£420,650	22/12/2022	Flat
Same street CRANE COURT, 2 FLAT 39 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£292,800	22/12/2022	Flat
Same street CRANE COURT, 2 FLAT 65 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£360,000	22/12/2022	Flat
Same street CRANE COURT, 2 FLAT 2 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£328,300	22/12/2022	Flat
Same street CRANE COURT, 2 FLAT 38 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£295,000	21/12/2022	Flat
Same street CRANE COURT, 2 FLAT 15 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£288,000	21/12/2022	Flat
Same street CRANE COURT, 2 FLAT 36 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£300,000	21/12/2022	Flat
Same street CRANE COURT, 2 FLAT 25 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£300,000	21/12/2022	Flat
Same street CRANE COURT, 2 FLAT 8 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£287,500	21/12/2022	Flat
Same street CRANE COURT, 2 FLAT 18 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£287,000	21/12/2022	Flat
Same street CRANE COURT, 2 FLAT 22 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£326,400	21/12/2022	Flat
CRANE COURT, 2 FLAT 42 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£358,750	21/12/2022	Flat
CRANE COURT, 2 FLAT 35 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£315,000	20/12/2022	Flat
CRANE COURT, 2 FLAT 45 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£328,300	20/12/2022	Flat
CRANE COURT, 2 FLAT 40 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£293,000	20/12/2022	Flat
CRANE COURT, 2 FLAT 5 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£283,200	20/12/2022	Flat
CRANE COURT, 2 FLAT 6 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£436,000	20/12/2022	Flat
CRANE COURT, 2 FLAT 63 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£392,000	20/12/2022	Flat
CRANE COURT, 2 FLAT 52 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£380,000	20/12/2022	Flat
CRANE COURT, 2 FLAT 17 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£439,900	20/12/2022	Flat
CRANE COURT, 112 FLAT 184 HARROW MANORWAY, LONDON, BEXLEY, GREATER LONDON, SE2 9FF	£557,500	20/12/2022	Flat
CRANE COURT, 2 FLAT 51 KITE CLOSE, LONDON, BEXLEY, GREATER LONDON, SE2 9FB	£452,500	20/12/2022	Flat

Street average: £320,790 (15 sales)

Area average: £348,733 (20 sales)

Capital growth trend

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

5y growth 13.7%

10y growth 19.8%

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

1y (index) -0.6%

5y (index) 2.1%

10y (index) 14%

Rental Range

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

Low £1,381/mo

Realistic £1,534/mo

Optimistic £1,687/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Peterborough: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE2 9FB

Address

112 Harrow Manorway

Nearby

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

Type	Name	Distance
Shop	Welcome	0.1 miles
Bus stop	Yarnton Way / Harrow Manorway	0.1 miles
Bus stop	Southmere Lake	0.1 miles
Shop	Lidl	0.2 miles
Train station	Abbey Wood	0.4 miles
Train station	Eddie's Rest	0.8 miles
University	University of Greenwich Avery Hill Campus	4.0 miles
Hospital	Neonatal Unit, L1 Z2	4.1 miles
Hospital	Rainbow Ward	4.1 miles
University	University of Greenwich	5.6 miles

Street-level crime

Category	Count
Violence and sexual offences	145
Anti-social behaviour	101
Vehicle crime	48
Shoplifting	38
Other theft	34
Public order	23
Robbery	23
Drugs	20
Burglary	18
Theft from the person	10
Possession of weapons	8
Bicycle theft	3
Other crime	3
Total incidents	474

Within 1 mile during Jul 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
Willow Bank Primary School	Primary	0.2 miles	Requires improvement — 19 Jun 2023
Horizons Academy Bexley	Other	0.2 miles	Good — 19 Apr 2013
Boxgrove Primary School	Primary	0.3 miles	Good — 23 Apr 2012
De Lucy Primary School	Primary	0.5 miles	Good — 14 Jan 2024
St Margaret Clitherow Catholic Primary School	Primary	0.5 miles	Good — 15 Jan 2023

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 0.41%

Max investor price (0.8%) £191,750

Target investor price (1%) £153,400

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).