Sold House

79 STILLNESS ROAD

LONDON, GREATER LONDON SE23 1NG

4 beds 2 baths 1,938 sq ft Listed 17 May 2025 (-429d)

£950,000

Reduced on 16 Jun 2025

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# 4 bedroom house for sale (SE23 1NG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 79 STILLNESS ROAD, LONDON, GREATER LONDON SE23 1NG |
| Price | £950,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 180 m² |
| Last sold | £930,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 04/05/2035
- **Current heating cost:** £1,597/year
- **Est. upgrade cost to C:** £23,698

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- C (£15 - £30)
- 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/0354-3049-3205-7495-9204)

## Description

An incredibly spacious four bedroom, three bathroom Victorian Freehold house measuring over 1,800 sqft located a short walk from Honor Oak Park station.

Stillness Road is a popular residential street, the property is perfectly positioned for access to green open spaces such as Blythe Hill Fields. Honor Oak Park station (Overground and National Rail) is a short stroll away, providing fast and frequent services into London Bridge. A vibrant selection of local cafés, independent shops, and sought-after primary schools are all within easy reach.

**Tenure:** Freehold

**Council Tax Band:** D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/162090128/1335635)
- ![Photo](/listings/photos/162090128/1335636)
- ![Photo](/listings/photos/162090128/1335637)
- ![Photo](/listings/photos/162090128/1335638)
- ![Photo](/listings/photos/162090128/1335639)
- ![Photo](/listings/photos/162090128/1335640)
- ![Photo](/listings/photos/162090128/1335641)
- ![Photo](/listings/photos/162090128/1335642)

## Floorplans

- ![Floorplan 1](/listings/photos/162090128/1335643) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/162090128/1335644) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 79 STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG | £930,000 | 24/11/2025 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 51 STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG | £500,000 | 08/09/2023 | Flat |
| [Same street] 29B STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG | £440,000 | 19/08/2022 | Flat |
| 105 STONDON PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 1LD | £21,000 | 01/04/2022 | Other |
| [Same street] 11 STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG | £875,000 | 03/02/2022 | Terraced |
| [Same street] 51A STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG | £475,000 | 25/08/2021 | Flat |

**Street average:** £572,500 (4 sales)
**Area average:** £21,000 (1 sale)

## Price vs local average

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

- **Local average:** £75,000 (1 Other, SE23, 2024–2026)
- **Deviation:** +1166.7%

## Rental Range

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

- **Low:** £1,639/mo
- **Realistic:** £1,821/mo
- **Optimistic:** £2,003/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Colfe Road, SE23 | £3,250/mo | 4 | 0.65 miles | OpenRent |

**Average rent: £3,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £406,250
- **Target investor price (1%):** £325,000

*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 £3,250/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.4×
- **Monthly cashflow:** £-841/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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:** £5,278/m²

## House Price Index (HM Land Registry)

*Official index for Lewisham; All dwelling types series; as of April 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 5.9%
- **10y growth (index):** 15.2%

## 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

Tenure

FREEHOLD

Floor area

180 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£930,000 Nov 2025

Price per m²

£5,278/m²

Local average

£75,000 (+1166.7%)

Deprivation

Decile 8 (23,943 of 33,755)

Street crime

750 incidents within 1 mile (May 2026)

Key features

Four Bedrooms
Two Bathrooms
Separate Kitchen
1,800+ Sq Ft
South Facing Garden
Great Location

Additional details

Garden: Yes

Description

An incredibly spacious four bedroom, three bathroom Victorian Freehold house measuring over 1,800 sqft located a short walk from Honor Oak Park station.

Stillness Road is a popular residential street, the property is perfectly positioned for access to green open spaces such as Blythe Hill Fields. Honor Oak Park station (Overground and National Rail) is a short stroll away, providing fast and frequent services into London Bridge. A vibrant selection of local cafés, independent shops, and sought-after primary schools are all within easy reach.

Tenure: Freehold
Council Tax Band: D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Honor Oak

Dexters

Reference: 162090128

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 05/05/2025

Expiry date: 04/05/2035

Current heating cost: £1,597/year

Potential heating cost: £888/year

Est. upgrade cost to C: £23,698

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
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 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	24/11/2025 (7 months ago)	£930,000	—

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
Same street 51 STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG	£500,000	08/09/2023	Flat
Same street 29B STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG	£440,000	19/08/2022	Flat
105 STONDON PARK, FOREST HILL, LONDON, LEWISHAM, GREATER LONDON, SE23 1LD	£21,000	01/04/2022	Other
Same street 11 STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG	£875,000	03/02/2022	Terraced
Same street 51A STILLNESS ROAD, LONDON, LEWISHAM, GREATER LONDON, SE23 1NG	£475,000	25/08/2021	Flat

Street average: £572,500 (4 sales)

Area average: £21,000 (1 sale)

Capital growth trend

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

1y (index) -0.9%

5y (index) 5.9%

10y (index) 15.2%

Rental Range

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

Low £1,639/mo

Realistic £1,821/mo

Optimistic £2,003/mo

Based on Local Authority from postcode lookup → Lewisham.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE23 1NG

Nearby

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

Type	Name	Distance
Shop	Brockley Supermarket	0.2 miles
Bus stop	Brockley Rise / Chandos	0.2 miles
Shop	The Barber Shop	0.2 miles
Train station	Honor Oak Park	0.4 miles
Train station	Crofton Park	0.5 miles
University	University of Greenwich	2.7 miles
Hospital	King's College Hospital Emergency Department	2.8 miles
Hospital	Dental Hospital	2.8 miles
University	University of Wales Trinity Saint David London Campus	3.8 miles

Street-level crime

Category	Count
Violence and sexual offences	245
Anti-social behaviour	168
Public order	60
Shoplifting	60
Other theft	58
Vehicle crime	42
Drugs	29
Burglary	25
Robbery	19
Theft from the person	17
Bicycle theft	10
Possession of weapons	9
Other crime	8
Total incidents	750

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
Stillness Junior School	Primary	0.1 miles	Good — 11 Mar 2020
Stillness Infant School	Primary	0.1 miles	Good — 3 Oct 2022
St William of York Catholic Primary School	Primary	0.3 miles	Good — 24 Nov 2022
Prendergast Ladywell School	Other	0.4 miles	Good — 24 Mar 2019
St Dunstan's College	Other	0.5 miles	— (No rating)

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
4 Bed Terraced House, Colfe Road, SE23	£3,250/mo	4	0.65 miles	OpenRent

Average rent: £3,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £406,250

Target investor price (1%) £325,000

Gross yield 4.1%

Cost-to-rent ratio 24.4×

Monthly cashflow £-841/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.7%

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).