# 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 | | Construction age | England and Wales: before 1900 | | Floor area | 56 m² | | Last sold | £495,000 Feb 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 20/11/2024 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £522/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - Q (£4,000 - £14,000) - I (£2,200 - £3,000) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2298-2981-7249-3104-9964) ## 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 - ![Photo](/listings/photos/127392215/1572559) - ![Photo](/listings/photos/127392215/1572560) - ![Photo](/listings/photos/127392215/1572561) - ![Photo](/listings/photos/127392215/1572562) - ![Photo](/listings/photos/127392215/1572563) - ![Photo](/listings/photos/127392215/1572564) - ![Photo](/listings/photos/127392215/1572565) - ![Photo](/listings/photos/127392215/1572566) - ![Photo](/listings/photos/127392215/1572568) - ![Photo](/listings/photos/127392215/1572570) - ![Photo](/listings/photos/127392215/1572572) - ![Photo](/listings/photos/127392215/1572574) - ![Photo](/listings/photos/127392215/1572576) - ![Photo](/listings/photos/127392215/1572578) ## 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).* ## Price per Square Metre - **£/m²:** £8,929/m² ## 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)