# 2 bedroom terraced house for sale (SE14 6LH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 42 AMERSHAM GROVE, LONDON, GREATER LONDON SE14 6LH |
| Price | £575,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £585,000 Aug 2025 |

## Description

**GUIDE PRICE: £575,000 - £600,000**

A charming mid terrace Victorian cottage full of charm and period qualities, perfectly positioned within moments from the centre of New Cross and Deptford.  

Boasting a generously sized living space, this beautifully presented property is offered in great condition whilst retaining an abundance of original features including original fireplace, tall ceilings and wooden floors. This property comprises of a fully fitted kitchen with space for dining, separate utility room, as well as two well-proportioned double bedrooms. 

There is also a front patio and supremely spacious private garden which consists of plenty greenery for the green fingered providing the perfect platform to entertain guests, lounge or simply bask in the outdoors. There is also a well-appointed three-piece bathroom suite.  

Properties such as these with the range of benefits mentioned are typically highly desirable making this property an excellent choice for first-time buyers looking to get onto the property ladder, as well as buy-to-let investors as it offers a perfect blend of modern comfort and traditional charm in a highly sought-after location also offered chain free for those looking to move quickly & with ease. 

Internal viewing is highly recommended. 

Please call Winkworth on   to arrange an appointment to view.

Location:

Amersham Grove is located between Amersham Vale and Edward Street, less than five minutes walking distance to New Cross and Deptford overground and mainline stations and all bus routes into the City and West End.

The neighbourhoods of New Cross and Deptford are a vibrant part of south east London which has always maintained popularity with locals and creatives. There is a fantastic choice of local amenities including local markets, lively bars, cafes and restaurants. There is an electric choice of varied independent shops and the area is well serviced by transport links including DLR, mainline stations and bus network with connections across the City. Locally Brockley, Greenwich, Blackheath and Lewisham are within easy distance.

## Property Photos

- ![Picture No. 09](/listings/photos/160198820/234039) - Picture No. 09
- ![Picture No. 15](/listings/photos/160198820/234040) - Picture No. 15
- ![Picture No. 05](/listings/photos/160198820/234041) - Picture No. 05
- ![Picture No. 01](/listings/photos/160198820/234042) - Picture No. 01
- ![Picture No. 06](/listings/photos/160198820/234043) - Picture No. 06
- ![Picture No. 04](/listings/photos/160198820/234044) - Picture No. 04
- ![Picture No. 02](/listings/photos/160198820/234045) - Picture No. 02
- ![Picture No. 11](/listings/photos/160198820/234046) - Picture No. 11
- ![Picture No. 12](/listings/photos/160198820/234047) - Picture No. 12
- ![Picture No. 13](/listings/photos/160198820/234048) - Picture No. 13
- ![Picture No. 14](/listings/photos/160198820/234049) - Picture No. 14
- ![Picture No. 03](/listings/photos/160198820/234050) - Picture No. 03
- ![Picture No. 08](/listings/photos/160198820/234051) - Picture No. 08
- ![Picture No. 07](/listings/photos/160198820/234052) - Picture No. 07

## Floorplans

- ![Picture No. 10](/listings/photos/160198820/234053) - Picture No. 10

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/160198820/234054) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17095411
- **Address:** 42 Amersham Grove, LONDON, SE14 6LH
- **Certificate Issued:** 14/12/2025
- **Work Completed:** 27/11/2025
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 AMERSHAM GROVE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LH | £585,000 | 22/08/2025 | 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 |
|---------|-------|------|------|
| 39 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £480,000 | 16/01/2026 | Terraced |
| 235 GLENVILLE GROVE, LONDON, LEWISHAM, GREATER LONDON, SE8 4BT | £675,000 | 28/11/2025 | Terraced |
| 55 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £527,000 | 27/03/2025 | Terraced |
| 25 WARWICKSHIRE PATH, LONDON, LEWISHAM, GREATER LONDON, SE8 4LN | £530,000 | 02/10/2023 | Terraced |
| [Same street] 48 AMERSHAM GROVE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LH | £600,000 | 14/02/2023 | Flat |
| [Same street] 36 AMERSHAM GROVE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LH | £500,000 | 28/09/2022 | Terraced |
| 3 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £830,000 | 09/09/2022 | Terraced |
| 2 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £925,000 | 22/08/2022 | Terraced |
| 5 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £845,000 | 30/06/2022 | Terraced |
| [Same street] 32 AMERSHAM GROVE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LH | £521,999 | 28/06/2022 | Terraced |
| 6 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £835,000 | 17/06/2022 | Terraced |
| 9 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £845,000 | 10/05/2022 | Terraced |
| 4 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £840,000 | 31/03/2022 | Terraced |
| 8 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £805,000 | 28/02/2022 | Terraced |
| 1 WYCOMBE STREET, LONDON, LEWISHAM, GREATER LONDON, SE14 6FF | £935,000 | 24/01/2022 | Terraced |
| [Same street] 26 AMERSHAM GROVE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LH | £595,000 | 07/01/2022 | Terraced |
| 1 TURNPIKE CLOSE, LONDON, LEWISHAM, GREATER LONDON, SE8 4NA | £530,000 | 11/11/2021 | Terraced |
| 98 AMERSHAM VALE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LF | £550,000 | 28/09/2021 | Terraced |
| [Same street] 10 AMERSHAM GROVE, LONDON, LEWISHAM, GREATER LONDON, SE14 6LH | £540,000 | 22/06/2021 | Terraced |

**Street average:** £551,400 (5 sales)
**Area average:** £725,143 (14 sales)

## Price vs local average

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

- **Local average:** £733,833 (12 Terraced, SE14, 2024–2026)
- **Deviation:** -21.6%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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, Archer Square, SE14 | £2,000/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24×
- **Monthly cashflow:** £-489/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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).*

## Capital growth trend

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

- **5y growth:** -6.8%
- **10y growth:** 1.2%

## House Price Index (HM Land Registry)

*Official index for Lewisham; Terraced series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 12%
- **10y growth (index):** 26.8%

## 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)