38 CLIFFVIEW ROAD
LONDON, GREATER LONDON SE13 7DD
Property details
Tenure
FREEHOLD
Floor area
106 m²
Council tax band
E
EPC rating
D
Year built
England and Wales: 1930-1949
Last sold
£800,000 Jan 2026
Price per m²
£7,547/m²
Local average
£853,125 (-6.2%)
Deprivation
Decile 6 (17,323 of 33,755)
Street crime
976 incidents within 1 mile (Mar 2026)
Description
With an enviable location backing onto the wonderful Hilly Fields, this beautifully presented four bedroom semi-detached home is sure to please, with an elevated position ensuring a sense of privacy along with a natural brightness.
Arranged over three levels, further benefits include bathrooms on both first and second floors.
Gorgeous polished engineered wooden flooring is a theme.
There is a thriving community on Cliffview Road thanks to the street parties, book clubs and involvement in Hilly Fields Fayre.
The location is ideal for both the busy commuter and foodie, with Ladywell Village and station nearby.
For those thinking of schools, there is a good choice nearby.
Tenure: Freehold
Council Tax: Lewisham Band E
Listed by
Brockley
Dexters
Reference: 152609816
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: B
Inspection date: 20/09/2024
Current heating cost: £1,277/year
Potential heating cost: £832/year
Est. upgrade cost to C: £19,500
Recommendations
- 50 mm internal or external wall insulation (£4,000 - £14,000)
- Floor insulation (suspended floor) (£800 - £1,200)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan
EPC Graphs
EPC Rating Graph
FENSA Certificates
This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #6875584
Property Details
Street: 38 Cliffview Road
Town: LONDON
Postcode: SE13 7DD
Installation Details
Items: 5 windows
Certificate Issued: 06/10/2009
Work Completed: 17/09/2009
This certificate data was retrieved from FENSA's database
FENSA Certificate #14936212 Recent
Property Details
Street: 38 Cliffview Road
Town: LONDON
Postcode: SE13 7DD
Installation Details
Items: 1 door
Certificate Issued: 12/12/2021
Work Completed: 03/12/2021
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 07/01/2026 (4 months ago) | £800,000 | — |
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 |
|---|---|---|---|
| 60 MARSALA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7AD | £720,000 | 14/03/2025 | Semi-detached |
| 15 CRESCENT WAY, LONDON, LEWISHAM, GREATER LONDON, SE4 1QL | £2,210,000 | 13/10/2023 | Semi-detached |
| 150 ALGERNON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7AW | £740,000 | 15/09/2023 | Semi-detached |
| Same street 8 CLIFFVIEW ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7DD | £892,499 | 19/06/2023 | Semi-detached |
| 168 ALGERNON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7AW | £732,500 | 01/12/2022 | Semi-detached |
| 11 HILLY FIELDS CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE4 1QA | £1,750,000 | 14/11/2022 | Semi-detached |
| 92 ERMINE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7JR | £915,000 | 21/10/2022 | Semi-detached |
| 105A TYRWHITT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1QE | £1,180,000 | 03/10/2022 | Semi-detached |
| Same street 70 GARAGE CLIFFVIEW ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7DD | £6,000 | 27/07/2022 | Other |
| Same street 70 CLIFFVIEW ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7DD | £380,000 | 29/06/2022 | Flat |
| 48 VEDA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7JF | £705,000 | 31/05/2022 | Semi-detached |
| Same street 70 CLIFFVIEW ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7DD | £395,000 | 04/03/2022 | Flat |
| 5 HILLY FIELDS CRESCENT, LONDON, LEWISHAM, GREATER LONDON, SE4 1QA | £1,250,000 | 28/01/2022 | Semi-detached |
| 156 ALGERNON ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7AW | £810,000 | 14/01/2022 | Semi-detached |
| 64 ERMINE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7JR | £580,000 | 06/08/2021 | Semi-detached |
| 9 FOSSIL ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 7DE | £732,500 | 29/06/2021 | Semi-detached |
| 71 TYRWHITT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE4 1QE | £950,000 | 25/06/2021 | Semi-detached |
Street average: £418,375 (4 sales)
Area average: £1,021,154 (13 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Lewisham. Series: Semi-detached. As of February 2026.
Rental Range
Estimated market rent for Lewisham. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Lewisham.
LHA (30th percentile) floor for Cambridge: £1,446/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Fossil Road | 0.1 miles |
| Bus stop | Cliffview Road | 0.1 miles |
| Shop | Professional Dry Cleaners | 0.1 miles |
| Shop | Launderette | 0.1 miles |
| Train station | Ladywell | 0.4 miles |
| Train station | Lewisham | 0.5 miles |
| University | University of Greenwich | 1.6 miles |
| Hospital | King's College Hospital Emergency Department | 3.1 miles |
| Hospital | Dental Hospital | 3.1 miles |
| University | Northeastern University London | 3.7 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 308 |
| Anti-social behaviour | 157 |
| Shoplifting | 109 |
| Other theft | 78 |
| Public order | 74 |
| Drugs | 49 |
| Theft from the person | 44 |
| Vehicle crime | 43 |
| Criminal damage and arson | 38 |
| Burglary | 26 |
| Robbery | 22 |
| Bicycle theft | 10 |
| Possession of weapons | 10 |
| Other crime | 8 |
| Total incidents | 976 |
Within 1 mile during Mar 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 |
|---|---|---|---|
| Prendergast School | Secondary | 0.2 miles | Outstanding — 28 Nov 2013 |
| Prendergast Vale School | Other | 0.3 miles | Good — 5 Mar 2018 |
| Urban Mission School | Other | 0.4 miles | Good — 5 Oct 2022 |
| Gordonbrock Primary School | Primary | 0.5 miles | Outstanding — 29 Apr 2019 |
| St Saviour's Catholic Primary School | Primary | 0.6 miles | Good — 7 Sep 2011 |
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 |
|---|---|---|---|---|
| 4 Bed Maisonette, Chalsey Lodge, SE4 | £5,400/mo | 4 | 0.32 miles | OpenRent |
Average rent: £5,400/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).