Sold STC Detached

8A

CARLTON ROAD, ERITH, GREATER LONDON DA8 1DW

4 beds 2 baths 1,076 sq ft Listed 22 Jun 2021 (-1817d)

£475,000

Offers in Excess of

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# 4 bedroom detached house for sale (DA8 1DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8A, CARLTON ROAD, ERITH, GREATER LONDON DA8 1DW |
| Price | £475,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 100 m² |
| Last sold | £452,000 Nov 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/06/2031
- **Current heating cost:** £558/year
- **Est. upgrade cost to C:** £17,863

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£40)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9640-3007-1206-1589-0200)

## Description

** CHAIN FREE ** Situated on one of Erith's premium roads is this spacious four bedroom detached home. Positioned perfectly for local amenities, transport links and local schools ideal for a growing family.

Comprising an entrance hall with W.C, dining room, bright and airy lounge leading into the conservatory, fitted kitchen and direct access to the garage.

Whereas to the first floor are four bedrooms with the two bedrooms benefitting from fitted wardrobes and a family bathroom. Externally the property benefits from a low maintenance rear garden and garage to the side of the property.

Further benefits to note include double glazing, central heating and off street parking.

Location is perfect for commuters just 0.9miles from Erith station with fast links into London, as well as being close to a number of well regarded schools and amenities.

Energy Efficiency Rating D

## Property Photos

- ![external](/listings/photos/109309370/198298) - external
- ![lounge one](/listings/photos/109309370/198301) - lounge one
- ![kitchen](/listings/photos/109309370/198303) - kitchen
- ![bedroom (4)](/listings/photos/109309370/198305) - bedroom (4)
- ![bedroom (2)](/listings/photos/109309370/198307) - bedroom (2)
- ![bedroom (3)](/listings/photos/109309370/198309) - bedroom (3)
- ![bedroom](/listings/photos/109309370/198311) - bedroom
- ![bedroom three](/listings/photos/109309370/198312) - bedroom three
- ![bathroom](/listings/photos/109309370/198314) - bathroom
- ![conservatory](/listings/photos/109309370/198317) - conservatory
- ![lounge two](/listings/photos/109309370/198321) - lounge two
- ![garden one](/listings/photos/109309370/198325) - garden one
- ![garden two](/listings/photos/109309370/198328) - garden two

## Floorplans

- ![Floorplan](/listings/photos/109309370/198331) - Floorplan

## EPC Graphs

- ![Energy Performanc...](/listings/photos/109309370/198333) - Energy Performanc...

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8A CARLTON ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1DW | £452,000 | 12/11/2021 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 VICARAGE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1ET | £455,000 | 22/09/2023 | Detached |
| 127 HENGIST ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1EZ | £275,000 | 24/06/2022 | Detached |

**Area average:** £365,000 (2 sales)

## Price vs local average

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

- **Local average:** £670,000 (3 Detached, DA8, 2024–2026)
- **Deviation:** -29.1%

## Rental Range

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

- **Low:** £1,373/mo
- **Realistic:** £1,525/mo
- **Optimistic:** £1,678/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,795/mo

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £190,625
- **Target investor price (1%):** £152,500

*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.*

## Price per Square Metre

- **£/m²:** £4,750/m²

## Capital growth trend

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

- **5y growth:** -30.2%
- **10y growth:** -10.3%

## House Price Index (HM Land Registry)

*Official index for Bexley; Detached series; as of March 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 15.2%
- **10y growth (index):** 31.9%

## 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)

external lounge one kitchen bedroom (4) bedroom (2) bedroom (3) bedroom bedroom three bathroom conservatory lounge two garden one garden two

/ 13

Property details

Tenure

FREEHOLD

Floor area

100 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£452,000 Nov 2021

Price per m²

£4,750/m²

Local average

£670,000 (-29.1%)

Deprivation

Decile 7 (22,707 of 33,755)

Street crime

344 incidents within 1 mile (Apr 2026)

Key features

Four Bedrooms
Two Receptions
Conservatory
Chain Free
Garage
Off Street Parking
Desirable Location
Energy Efficiency Rating D

Additional details

Parking: Garage
Garden: Private garden

Description

CHAIN FREE Situated on one of Erith's premium roads is this spacious four bedroom detached home. Positioned perfectly for local amenities, transport links and local schools ideal for a growing family.

Comprising an entrance hall with W.C, dining room, bright and airy lounge leading into the conservatory, fitted kitchen and direct access to the garage.

Whereas to the first floor are four bedrooms with the two bedrooms benefitting from fitted wardrobes and a family bathroom. Externally the property benefits from a low maintenance rear garden and garage to the side of the property.

Further benefits to note include double glazing, central heating and off street parking.

Location is perfect for commuters just 0.9miles from Erith station with fast links into London, as well as being close to a number of well regarded schools and amenities.

Energy Efficiency Rating D

Listed by

Northumberland Heath

Leaders and Romans Group

Reference: 109309370

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 14/06/2021

Expiry date: 13/06/2031

Current heating cost: £558/year

Potential heating cost: £430/year

Est. upgrade cost to C: £17,863

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Low energy lighting for all fixed outlets (£40)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

Energy Performanc...

Price history

Event	Date	Price	% change
Sold	12/11/2021 (4 years ago)	£452,000	—

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
16 VICARAGE CLOSE, ERITH, BEXLEY, GREATER LONDON, DA8 1ET	£455,000	22/09/2023	Detached
127 HENGIST ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 1EZ	£275,000	24/06/2022	Detached

Area average: £365,000 (2 sales)

Capital growth trend

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

5y growth -30.2%

10y growth -10.3%

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

1y (index) 2.4%

5y (index) 15.2%

10y (index) 31.9%

Rental Range

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

Low £1,373/mo

Realistic £1,525/mo

Optimistic £1,678/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer North East London: £1,795/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DA8 1DW

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Carlton Road	0.1 miles
Train station	Erith	0.6 miles
Shop	Unknown	0.7 miles
Train station	Barnehurst	0.9 miles
Hospital	Livingstone Community Hospitals	3.8 miles
University	University of Greenwich	5.3 miles
Hospital	Jasmine Centre	5.3 miles

Street-level crime

Category	Count
Violence and sexual offences	118
Anti-social behaviour	84
Criminal damage and arson	30
Other theft	25
Public order	21
Burglary	13
Shoplifting	13
Vehicle crime	13
Drugs	8
Other crime	6
Robbery	5
Theft from the person	4
Possession of weapons	3
Bicycle theft	1
Total incidents	344

Within 1 mile during Apr 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 Fidelis Catholic Primary School	Primary	0.1 miles	Outstanding — 18 Jul 2024
Lime Wood Primary School	Primary	0.3 miles	— (No rating)
Leigh Academy Bexley	Secondary	0.4 miles	Inadequate — 19 Jul 2022
Northumberland Heath Primary School	Primary	0.4 miles	Good — 31 May 2020
Christ Church (Erith) CofE Primary School	Primary	0.5 miles	Outstanding — 21 May 2015

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.32%

Max investor price (0.8%) £190,625

Target investor price (1%) £152,500

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).