Sold STC Flat

FLAT 3

74 NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE

2 beds 1 baths 603 sq ft Listed 16 Sep 2022 (-1366d)

£400,000

Offers in Excess of

Reduced on 11 Nov 2022

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Front Elevation

Front Elevation Living Room Living Room Living Room Kitchen Master Bedroom Bedroom Two Bathroom Rear Garden Rear Garden Living Room Kitchen Hall Master Bedroom Living Room

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

56 m²

Council tax band

C

Year built

England and Wales: 1900-1929

Last sold

£365,000 Mar 2023

Price per m²

£7,143/m²

Local average

£382,634 (+4.5%)

Deprivation

Decile 5 (13,684 of 33,755)

Street crime

480 incidents within 1 mile (Apr 2026)

Key features

  • Two Bedrooms
  • Period Conversion Maisonette
  • Chain Free
  • Share of Freehold
  • Ground Floor
  • Direct Access to Private Garden
  • Double Glazing
  • In Need of TLC
  • Fantastic Potential
  • Moments from Sydenham Station

Additional details

Parking
Yes
Garden
Yes

Description

Ground floor period conversion maisonette offered chain free with two bedrooms, share of freehold, direct access to private garden, double glazing, in need of TLC offering fantastic potential set within a highly desirable location, moments from Sydenham and Penge East station, conveniently located for local independent shops, eateries and bars, High Street, the award winning Mayow Park and Alexandra Recreation Ground

Exterior
Direct access to private garden mainly laid to lawn with trees and rear access

Key Terms
Double glazing
Central heating
Ground floor
Chain free
Share of freehold
In need of TLC
Fantastic potential
Moments from Sydenham Station
Conveniently located for local independent shops, eateries and bars, High Street, the award winning Mayow Park and Alexandra Recreation Ground

Listed by

Sydenham

Robinson Jackson

Reference: 127146854

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Sold 31/03/2023 (3 years ago) £365,000 —

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
54 FLAT A SYDENHAM ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5QF £311,500 05/12/2025 Flat
44 TOP FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY £380,500 03/11/2025 Flat
77A WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £617,500 11/07/2025 Flat
88 FLAT B NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NB £300,000 12/02/2025 Flat
Same street 72A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £477,000 13/12/2024 Flat
Same street 74 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £390,000 21/10/2024 Flat
Same street 68A NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £881,000 19/03/2024 Semi-detached
96C WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HZ £525,000 18/10/2023 Flat
78C VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £369,000 07/07/2023 Flat
7 BASEMENT FLAT VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EQ £463,000 16/06/2023 Flat
68 FLAT 1 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EL £364,550 09/06/2023 Flat
Same street 54D NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £240,000 03/03/2023 Flat
44G NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5NF £420,000 27/02/2023 Flat
47 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN £450,000 24/02/2023 Flat
12A TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £435,000 15/12/2022 Flat
THE FIRS, 43 FLAT 14 VENNER ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5EH £322,000 24/11/2022 Flat
18 TARRAGON GROVE, LONDON, BROMLEY, GREATER LONDON, SE26 5ND £259,000 07/11/2022 Flat
29 - 31 FLAT 4 NEWLANDS PARK, SYDENHAM, LONDON, BROMLEY, GREATER LONDON, SE26 5PN £292,000 04/11/2022 Flat
84 GROUND FLOOR FLAT BYNE ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JD £540,000 04/11/2022 Flat
44 GROUND FLOOR WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HY £575,000 14/10/2022 Flat
Same street 46 FLAT 5 NEWLANDS PARK, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £352,500 30/09/2022 Flat
73 THE GROUND FLOOR FLAT AT WIVERTON ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5JB £535,000 29/09/2022 Flat
33 FLAT B TANNSFELD ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DQ £525,000 29/09/2022 Flat
2 - 4 FLAT 10 TREWSBURY ROAD, LONDON, LEWISHAM, GREATER LONDON, SE26 5DW £490,000 09/09/2022 Flat
143 FLAT C VENNER ROAD, LONDON, BROMLEY, GREATER LONDON, SE26 5HU £425,000 09/08/2022 Flat
Same street 58 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £1,120,000 01/08/2022 Semi-detached
Same street 72 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £650,000 28/01/2022 Flat
Same street 76C NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £440,000 26/11/2021 Flat
Same street 46 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE £20,000 10/09/2021 Other

Street average: £507,833 (9 sales)

Area average: £429,953 (20 sales)

Capital growth trend

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

5y growth -1.3%
10y growth 3.3%

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

1y (index) -3.3%
5y (index) -1.3%
10y (index) 7.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: 74 NEWLANDS PARK FREEHOLD LIMITED (07561796)

Rental Range

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

Low £1,634/mo
Realistic £1,816/mo
Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE26 5NE

Nearby

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

Type Name Distance
Bus stop Studland Road 0.1 miles
Shop Sunlight Furniture 0.2 miles
Shop Stationery Box 0.2 miles
Train station Penge East 0.3 miles
Train station Sydenham 0.3 miles
Hospital Sloane Hospital 2.3 miles
Hospital British Home & Hospital for Incurables 2.4 miles
University University of Greenwich 4.5 miles
University University of Wales Trinity Saint David London Campus 4.6 miles

Street-level crime

Category Count
Violence and sexual offences 113
Anti-social behaviour 98
Vehicle crime 60
Shoplifting 50
Criminal damage and arson 39
Other theft 30
Public order 24
Robbery 18
Burglary 17
Theft from the person 12
Drugs 10
Other crime 4
Possession of weapons 3
Bicycle theft 2
Total incidents 480

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
Alexandra Junior School Primary 0.3 miles Good — 6 Dec 2012
Our Lady and St Philip Neri Catholic Primary School Primary 0.5 miles Good — 2 Mar 2015
St Bartholomews's Church of England Primary School Primary 0.6 miles Good — 28 Sep 2023
St Michael's Church of England Primary School Primary 0.6 miles Good — 15 Jun 2011
Harris Primary Academy Crystal Palace Primary 0.6 miles Good — 21 May 2015

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 Flat, Newlands Park, SE26 £2,200/mo 2 0.04 miles OpenRent
2 Bed Flat, Bayes Close, SE26 £1,700/mo 2 0.24 miles OpenRent
2 Bed Terraced House, Niederwald Road, SE26 £2,500/mo 2 0.57 miles OpenRent

Average rent: £2,133/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.3% gross yield avg £493,550 sale, £2,200/mo rent
Rent ratio 0.55%
Max investor price (0.8%) £275,000
Target investor price (1%) £220,000
Gross yield 6.6%
Cost-to-rent ratio 15.2×
Monthly cashflow £380/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 3.9%
  • This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
  • 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).