Sold STC Flat

FLAT C

11 MANOR PARK, LONDON, GREATER LONDON SE13 5QZ

2 beds 1 baths 56 m² Listed 24 Sep 2022 (-1407d)

£500,000

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# 2 bedroom flat for sale (SE13 5QZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT C, 11 MANOR PARK, LONDON, GREATER LONDON SE13 5QZ |
| Price | £500,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £495,000 Feb 2023 |

## Description

A spacious and superbly presented two-bedroom flat situated on the ever sought-after Manor Park, a quiet tree-lined street in Hither Green, offered to the market with no onward chain.

Positioned on the hall floor of a double-fronted victorian building and boasting period features and high ceilings throughout, this property is comprised of a U-shaped entrance hall, with handy understairs and loft storage, leading on to a bright and airy lounge with a lovely feature fireplace and plantation shutters and separate kitchen. Also situated off of the entrance hall is the bathroom and two good-sized bedrooms, the master benefitting from built-in wardrobes and traditional victorian window shutters.

Outside this property has direct access to a large east-facing communal garden and off-street parking to the front of the property.

Ideally located for commuters, Hither Green, Lewisham and Blackheath Stations are all situated within a mile of the doorstep, providing a range of services into Central London, including London Bridge in just 10 minutes from Hither Green Station. Locally the property is also in close proximity to a variety of amenities including popular independent shops, cafes and restaurants and the beautiful open spaces on Manor House Gardens and Manor Park.

**Tenure**: Leasehold (106 years remaining) | **Service Charge**: Approx £700-£800 pa | **Ground Rent**: £100 pa | **Council Tax**: Lewisham Band C

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/127392215/1572581) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 FLAT C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £495,000 | 22/02/2023 | Flat |
| 11 FLAT C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £486,000 | 08/10/2015 | Flat |
| 11 FLAT C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £250,000 | 06/01/2012 | 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 |
|---------|-------|------|------|
| 66 CELESTIAL GARDENS, LEWISHAM, LONDON, GREATER LONDON, SE13 5RU | £210,000 | 27/03/2026 | Flat |
| 97 CELESTIAL GARDENS, LEWISHAM, LONDON, GREATER LONDON, SE13 5RU | £177,500 | 09/02/2026 | Flat |
| 21 EASTDOWN PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5HU | £810,000 | 19/12/2025 | Flat |
| 139 BASEMENT FLAT LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PF | £350,000 | 16/12/2025 | Flat |
| [Same street] 13 FLAT 4 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £560,000 | 15/12/2025 | Flat |
| 18C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5RN | £432,500 | 12/12/2025 | Flat |
| LEE COURT FLAT 42 LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PE | £240,000 | 20/11/2025 | Flat |
| LEE COURT FLAT 42 LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PE | £275,000 | 20/11/2025 | Flat |
| [Same street] 11A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £272,000 | 05/11/2025 | Flat |
| 26 GARDEN FLAT AT MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5RN | £280,000 | 30/10/2025 | Flat |
| 25A WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW | £273,400 | 14/07/2025 | Flat |
| LOCCO HOUSE REAR OF 21 FLAT 3 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW | £365,000 | 20/05/2025 | Flat |
| LOCCO HOUSE REAR OF 21 FLAT 5 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW | £495,000 | 13/05/2025 | Flat |
| 23 HALLEY GARDENS, LONDON, LEWISHAM, GREATER LONDON, SE13 5PA | £328,000 | 19/03/2025 | Flat |
| LOCCO HOUSE REAR OF 21 FLAT 4 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW | £375,000 | 21/02/2025 | Flat |
| 25 CALLAGHAN CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE13 5RR | £360,000 | 08/11/2024 | Flat |
| [Same street] 25 FLAT 2 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £470,000 | 09/08/2024 | Flat |
| [Same street] ASHMERE HOUSE, 1 8 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £559,000 | 12/07/2024 | Flat |
| [Same street] ASHMERE HOUSE, 1 7 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £575,000 | 07/05/2024 | Flat |
| PARK VIEW FLAT 8 WEARDALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5FG | £405,000 | 18/12/2023 | Flat |
| 147 FLAT C LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PF | £220,000 | 15/12/2023 | Flat |
| [Same street] 29B - 29C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £290,000 | 01/12/2023 | Flat |
| [Same street] ASHMERE HOUSE, 1 6 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £580,000 | 26/10/2023 | Flat |
| [Same street] 9A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £2,000 | 26/10/2023 | Other |
| 15 GROUND FLOOR FLAT REMBRANDT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5QH | £385,000 | 09/10/2023 | Flat |
| HOLLY LODGE, 7 FLAT 6 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW | £335,000 | 22/09/2023 | Flat |
| 3 FLAT 4 NORTHBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5QT | £390,000 | 30/06/2023 | Flat |
| 7 FLAT A MANOR PARK PARADE, LONDON, LEWISHAM, GREATER LONDON, SE13 5PB | £237,000 | 05/05/2023 | Flat |
| [Same street] 23 FLAT 5 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £310,000 | 27/03/2023 | Flat |
| [Same street] ASHMERE HOUSE, 1 3 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £605,000 | 15/02/2023 | Flat |
| [Same street] ASHMERE HOUSE, 1 4 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £555,000 | 14/01/2023 | Flat |
| [Same street] 11A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £285,000 | 13/12/2022 | Flat |
| [Same street] 9 FLAT D MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £325,000 | 26/10/2022 | Flat |
| [Same street] 35C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £317,500 | 06/10/2022 | Flat |
| [Same street] 13 FLAT 3A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ | £136,000 | 29/09/2022 | Flat |

**Street average:** £389,433 (15 sales)
**Area average:** £347,170 (20 sales)

## Price vs local average

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

- **Local average:** £372,909 (95 Flat, SE13, 2024–2026)
- **Deviation:** +34.1%

## Rental Range

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

- **Low:** £1,643/mo
- **Realistic:** £1,825/mo
- **Optimistic:** £2,008/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 2 Bed Maisonette, Courthill Road, SE13 | £1,950/mo | 2 | 0.33 miles | OpenRent |

**Average rent: £1,950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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).*

## Capital growth trend

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

- **5y growth:** 15.4%
- **10y growth:** 6%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 0.2%
- **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)

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Property details

Floor area

56 m²

Last sold

£495,000 Feb 2023

Local average

£372,909 (+34.1%)

Deprivation

Decile 5 (14,588 of 33,755)

Street crime

1051 incidents within 1 mile (May 2026)

Key features

Period Features
High Ceilings
Hall Floor
Communal Garden
Chain Free
Off-Street Parking
Great Transport Links
Total Area - 844sqft.

Additional details

Parking: Yes

Description

A spacious and superbly presented two-bedroom flat situated on the ever sought-after Manor Park, a quiet tree-lined street in Hither Green, offered to the market with no onward chain.
Positioned on the hall floor of a double-fronted victorian building and boasting period features and high ceilings throughout, this property is comprised of a U-shaped entrance hall, with handy understairs and loft storage, leading on to a bright and airy lounge with a lovely feature fireplace and plantation shutters and separate kitchen. Also situated off of the entrance hall is the bathroom and two good-sized bedrooms, the master benefitting from built-in wardrobes and traditional victorian window shutters.
Outside this property has direct access to a large east-facing communal garden and off-street parking to the front of the property.
Ideally located for commuters, Hither Green, Lewisham and Blackheath Stations are all situated within a mile of the doorstep, providing a range of services into Central London, including London Bridge in just 10 minutes from Hither Green Station. Locally the property is also in close proximity to a variety of amenities including popular independent shops, cafes and restaurants and the beautiful open spaces on Manor House Gardens and Manor Park.
Tenure: Leasehold (106 years remaining) | Service Charge: Approx £700-£800 pa | Ground Rent: £100 pa | Council Tax: Lewisham Band C

Listed by

Hither Green

Robert Stanford Estate Agents

Reference: 127392215

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

98% since 2012

Event	Date	Price	% change
Sold	22/02/2023 (3 years ago)	£495,000	+1.9%
Sold	08/10/2015 (10 years ago)	£486,000	+94.4%
Sold	06/01/2012 (14 years ago)	£250,000	—

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
66 CELESTIAL GARDENS, LEWISHAM, LONDON, GREATER LONDON, SE13 5RU	£210,000	27/03/2026	Flat
97 CELESTIAL GARDENS, LEWISHAM, LONDON, GREATER LONDON, SE13 5RU	£177,500	09/02/2026	Flat
21 EASTDOWN PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5HU	£810,000	19/12/2025	Flat
139 BASEMENT FLAT LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PF	£350,000	16/12/2025	Flat
Same street 13 FLAT 4 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£560,000	15/12/2025	Flat
18C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5RN	£432,500	12/12/2025	Flat
LEE COURT FLAT 42 LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PE	£240,000	20/11/2025	Flat
LEE COURT FLAT 42 LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PE	£275,000	20/11/2025	Flat
Same street 11A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£272,000	05/11/2025	Flat
26 GARDEN FLAT AT MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5RN	£280,000	30/10/2025	Flat
25A WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW	£273,400	14/07/2025	Flat
LOCCO HOUSE REAR OF 21 FLAT 3 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW	£365,000	20/05/2025	Flat
LOCCO HOUSE REAR OF 21 FLAT 5 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW	£495,000	13/05/2025	Flat
23 HALLEY GARDENS, LONDON, LEWISHAM, GREATER LONDON, SE13 5PA	£328,000	19/03/2025	Flat
LOCCO HOUSE REAR OF 21 FLAT 4 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW	£375,000	21/02/2025	Flat
25 CALLAGHAN CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE13 5RR	£360,000	08/11/2024	Flat
Same street 25 FLAT 2 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£470,000	09/08/2024	Flat
Same street ASHMERE HOUSE, 1 8 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£559,000	12/07/2024	Flat
Same street ASHMERE HOUSE, 1 7 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£575,000	07/05/2024	Flat
PARK VIEW FLAT 8 WEARDALE ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5FG	£405,000	18/12/2023	Flat
147 FLAT C LEE HIGH ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5PF	£220,000	15/12/2023	Flat
Same street 29B - 29C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£290,000	01/12/2023	Flat
Same street ASHMERE HOUSE, 1 6 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£580,000	26/10/2023	Flat
Same street 9A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£2,000	26/10/2023	Other
15 GROUND FLOOR FLAT REMBRANDT ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5QH	£385,000	09/10/2023	Flat
HOLLY LODGE, 7 FLAT 6 WISTERIA ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5HW	£335,000	22/09/2023	Flat
3 FLAT 4 NORTHBROOK ROAD, LONDON, LEWISHAM, GREATER LONDON, SE13 5QT	£390,000	30/06/2023	Flat
7 FLAT A MANOR PARK PARADE, LONDON, LEWISHAM, GREATER LONDON, SE13 5PB	£237,000	05/05/2023	Flat
Same street 23 FLAT 5 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£310,000	27/03/2023	Flat
Same street ASHMERE HOUSE, 1 3 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£605,000	15/02/2023	Flat
Same street ASHMERE HOUSE, 1 4 MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£555,000	14/01/2023	Flat
Same street 11A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£285,000	13/12/2022	Flat
Same street 9 FLAT D MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£325,000	26/10/2022	Flat
Same street 35C MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£317,500	06/10/2022	Flat
Same street 13 FLAT 3A MANOR PARK, LONDON, LEWISHAM, GREATER LONDON, SE13 5QZ	£136,000	29/09/2022	Flat

Street average: £389,433 (15 sales)

Area average: £347,170 (20 sales)

Capital growth trend

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

5y growth 15.4%

10y growth 6%

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

1y (index) -2.9%

5y (index) 0.2%

10y (index) 7.1%

Rental Range

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

Low £1,643/mo

Realistic £1,825/mo

Optimistic £2,008/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Cambridge: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE13 5QZ

Nearby

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

Type	Name	Distance
Bus stop	Manor Road / Lee High Road	0.0 miles
Shop	Maisha Park	0.1 miles
Shop	Mino's Hairdressing	0.1 miles
Train station	Hither Green	0.4 miles
Train station	Lewisham DLR	0.7 miles
University	University of Greenwich	1.7 miles
University	Escape Studios	3.0 miles
Hospital	Sloane Hospital	3.4 miles
Hospital	King's College Hospital Emergency Department	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	320
Shoplifting	194
Anti-social behaviour	188
Public order	81
Other theft	54
Vehicle crime	45
Burglary	41
Drugs	37
Robbery	29
Theft from the person	24
Bicycle theft	21
Other crime	9
Possession of weapons	6
Criminal damage and arson	2
Total incidents	1051

Within 1 mile during May 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
St Margaret's Lee CofE Primary School	Primary	0.3 miles	Outstanding — 11 Sep 2024
St Saviour's Catholic Primary School	Primary	0.4 miles	Good — 7 Sep 2011
Christ The King Sixth Form College	Other	0.4 miles	— (No rating)
St Matthew Academy	Other	0.4 miles	Good — 27 Nov 2019
Trinity Church of England School, Lewisham	Other	0.5 miles	Good — 29 Nov 2016

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
2 Bed Maisonette, Courthill Road, SE13	£1,950/mo	2	0.33 miles	OpenRent

Average rent: £1,950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-239/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).