# 3 bedroom apartment for sale (SE14 6NS) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, HAWTHORN HOUSE, ST DONATTS ROAD, LONDON, GREATER LONDON SE14 6NS | | Price | £425,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | TBC | | Construction age | England and Wales: 1930-1949 | | Floor area | 70 m² | | Last sold | £410,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 20/09/2033 - **Current heating cost:** £1,178/year - **Est. upgrade cost to C:** £16,600 ### Recommendations - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - I (£2,200 - £3,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6437-3421-0300-0279-0226) ## Description ***GUIDE PRICE: £425,000 - £450,000*** Introducing this spacious, three-bedroom ground floor garden flat set within a highly sought-after location, on a quiet one-way road in New Cross. This property comprises of a fully fitted kitchen, spacious 15'5 reception room with direct access to 14'5 rear garden, three well-proportioned double bedrooms, ample storage spaces throughout and a contemporary three-piece bathroom and a separate W.C. This is a sizeable property at 756 sq. ft, with plenty of storage throughout whilst also benefitting from being within close proximity of New Cross Gate station and all local amenities which is ideal for a first-time buyer or a buy to let investor. Internal viewing is highly recommended, please contact Winkworth on for further information. Location: St. Donatts Road is a much sought after road in the New Cross area. It is close to all amenities and transport, yet sits away from all the noise. There is an abundance of supermarkets, cafes, pubs, live music, bars, restaurants and shops nearby; lots of bus transport and two stations: New Cross and New Cross Gate, both of which offer mainline connections to the city: New Cross is one stop to Cannon St, 11mins and New Cross Gate is one stop to London Bridge, while the London Overground lines head up to Canada Water, Jubilee Line (2 stops) and beyond. There is also the DLR at Deptford Bridge ( ¾ mile walk) For air travel, New Cross gets you to Gatwick Airport in 40 mins (change at London Bridge) or use New Cross Gate to get to Heathrow (take the Overground to Whitechapel, change to the Elizabeth Line straight to Heathrow – whole journey is just over an hour). London Bridge is also on the Thameslink line, with services down to Brighton or up to Luton, Cambridge or Bedford and connections to the north. Goldsmith’s College is around the corner. Locally there is a weekly farmers market and a choice of Oftsed Outstanding primary schools. It is a short car journey to Hilly Fields, Telegraph Hill Upper Park, and Peckham Rye, with its playgrounds, café, duck pond, and gardens. Peckham High St with its vibrant markets on Rye Lane is also 2 miles away; Brockley and its cafes and restaurants is ¾ mile. Greenwich and all its attractions is less than two miles away (a half hour walk). There is a high number of excellent state primary schools in the area, which is also well served by some of the best private schools in the country: JAGS, Alleyns, Dulwich College, St Dunstan’s College, Sydenham High School, Dulwich Prep London to name a few ## Property Photos - ![Picture No. 09](/listings/photos/153857657/726496) - Picture No. 09 - ![Picture No. 08](/listings/photos/153857657/726497) - Picture No. 08 - ![Picture No. 06](/listings/photos/153857657/726498) - Picture No. 06 - ![Picture No. 01](/listings/photos/153857657/726499) - Picture No. 01 - ![Picture No. 03](/listings/photos/153857657/726500) - Picture No. 03 - ![Picture No. 04](/listings/photos/153857657/726501) - Picture No. 04 - ![Picture No. 05](/listings/photos/153857657/726502) - Picture No. 05 - ![Picture No. 07](/listings/photos/153857657/726503) - Picture No. 07 - ![Picture No. 11](/listings/photos/153857657/726504) - Picture No. 11 ## Floorplans - ![Picture No. 10](/listings/photos/153857657/726505) - Picture No. 10 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/153857657/726506) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HAWTHORN HOUSE FLAT 1 ST DONATTS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6NS | £410,000 | 28/01/2026 | 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 | |---------|-------|------|------| | 14 SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6NZ | £613,000 | 18/12/2023 | Flat | | ALDHAM HOUSE, 79 FLAT 9 MALPAS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1DP | £370,000 | 03/10/2023 | Flat | | BIRCH HOUSE FLAT 12 SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6RY | £340,000 | 24/08/2023 | Flat | | 99B LEWISHAM WAY, LONDON, LEWISHAM, GREATER LONDON, SE14 6QD | £434,500 | 12/07/2023 | Flat | | COLUMBA HOUSE, 23 FLAT 1 SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6PG | £355,000 | 07/07/2023 | Flat | | 3A MALPAS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1BP | £275,000 | 05/04/2023 | Flat | | 106B ST DONATTS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6NT | £316,000 | 24/03/2023 | Flat | | 117 FLAT 2 LEWISHAM WAY, LONDON, LEWISHAM, GREATER LONDON, SE14 6QJ | £575,000 | 28/02/2023 | Flat | | 13C ST DONATTS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6NU | £572,500 | 01/12/2022 | Flat | | COLUMBA HOUSE, 23 FLAT 8 SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6PG | £329,000 | 30/11/2022 | Flat | | 109A LEWISHAM WAY, LONDON, LEWISHAM, GREATER LONDON, SE14 6QJ | £359,000 | 10/11/2022 | Flat | | BEDE HOUSE FLAT 6 CLARE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6PW | £350,000 | 21/10/2022 | Flat | | 6B SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6NZ | £285,000 | 12/09/2022 | Flat | | CHERRY TREE HOUSE FLAT 4 SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6RR | £275,000 | 05/08/2022 | Flat | | 97A LEWISHAM WAY, LONDON, LEWISHAM, GREATER LONDON, SE14 6QD | £453,500 | 05/08/2022 | Flat | | ALDHAM HOUSE, 79 FLAT 2 MALPAS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1DP | £360,000 | 13/05/2022 | Flat | | YEW HOUSE FLAT 7 SHARDELOES ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6RX | £390,000 | 13/05/2022 | Flat | | 119 FLAT E LEWISHAM WAY, LONDON, LEWISHAM, GREATER LONDON, SE14 6QJ | £321,000 | 27/04/2022 | Flat | | HAWTHORN HOUSE FLAT 11 ST DONATTS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE14 6NS | £335,000 | 14/04/2022 | Flat | | 64 FLAT A LEWISHAM WAY, LONDON, LEWISHAM, GREATER LONDON, SE14 6NY | £415,000 | 30/11/2021 | Flat | **Area average:** £386,175 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £329,980 (37 Flat, SE14, 2024–2026) - **Deviation:** +28.8% ## Rental Range *ONS Price Index of Private Rents (Lewisham). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,639/mo - **Realistic:** £1,821/mo - **Optimistic:** £2,003/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, Turnpike Close, SE8 | £2,550/mo | 3 | 0.42 miles | OpenRent | **Average rent: £2,550/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.6% (weak for cashflow) - **Max investor price (0.8%):** £318,750 - **Target investor price (1%):** £255,000 *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 £2,550/mo).* - **Gross yield:** 7.2% - **Cost-to-rent:** 13.9× - **Monthly cashflow:** £596/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.8% *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:** £6,071/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -26.7% - **10y growth:** -8.3% ## House Price Index (HM Land Registry) *Official index for Lewisham; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -3.3% - **5y growth (index):** -1.3% - **10y growth (index):** 7.1% ## 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)