# 2 bedroom flat for sale (SE26 5NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, 74 NEWLANDS PARK, LONDON, SYDENHAM, GREATER LONDON SE26 5NE |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 56 m² |
| Last sold | £365,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 15/09/2032
- **Est. upgrade cost to C:** £11,020

### Recommendations
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£20)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2426-0210-2492-4011)

## 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

## Property Photos

- ![Front Elevation](/listings/photos/127146854/617468) - Front Elevation
- ![Living Room](/listings/photos/127146854/617471) - Living Room
- ![Living Room](/listings/photos/127146854/617476) - Living Room
- ![Living Room](/listings/photos/127146854/617484) - Living Room
- ![Kitchen](/listings/photos/127146854/617494) - Kitchen
- ![Master Bedroom](/listings/photos/127146854/617499) - Master Bedroom
- ![Bedroom Two](/listings/photos/127146854/617502) - Bedroom Two
- ![Bathroom](/listings/photos/127146854/617506) - Bathroom
- ![Rear Garden](/listings/photos/127146854/617508) - Rear Garden
- ![Rear Garden](/listings/photos/127146854/617512) - Rear Garden
- ![Living Room](/listings/photos/127146854/617518) - Living Room
- ![Kitchen](/listings/photos/127146854/617523) - Kitchen
- ![Hall](/listings/photos/127146854/617530) - Hall
- ![Master Bedroom](/listings/photos/127146854/617534) - Master Bedroom
- ![Living Room](/listings/photos/127146854/617539) - Living Room

## Floorplans

- ![Floorplan](/listings/photos/127146854/617542) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/127146854/617547) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 74 FLAT 3 NEWLANDS PARK, SYDENHAM, LONDON, LEWISHAM, GREATER LONDON, SE26 5NE | £365,000 | 31/03/2023 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £382,328 (58 Flat, SE26, 2024–2026)
- **Deviation:** +4.6%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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 Flat, Bayes Close, SE26 | £1,700/mo | 2 | 0.24 miles | OpenRent |

**Average rent: £1,700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.6×
- **Monthly cashflow:** £-70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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:** £7,143/m²

## Capital growth trend

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

- **5y growth:** -4.6%
- **10y growth:** 1.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.3%
- **5y growth (index):** -1.3%
- **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)