# 3 bedroom house for sale (SE7 7JQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 54 MAYHILL ROAD, LONDON, GREATER LONDON SE7 7JQ |
| Price | £385,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: before 1900 |
| Floor area | 140 m² |
| Last sold | £780,000 Aug 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/02/2030
- **Current heating cost:** £624/year

### Recommendations
- Q (14,000)
- E (75)
- O (6,500)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9738-1098-6222-7190-6290)

## Description

Acting as sellers Sole Agents, Peter James are delighted to offer this three bedroom mid-terrace Victorian house offering a mixture of character and contemporary accommodation comprising reception room, family kitchen/breakfast room with integrated appliances. The entire ground floor accommodation opens up for superb family/entertaining space. To the first floor are three double bedrooms and contemporary three piece bathroom. Outside is a neat rear garden. Benefits to note include central heating, refurbished sash windows, solid wood floors and is offered chain free. Situated on the ever popular Charlton Slopes with access to all amenities, viewing comes recommended.

**PART GLAZED FRONT DOOR**

**ENTRANCE HALL : **Corniced ceiling. Radiator. Solid wood floor.

**RECEPTION : **15'7" x 11'11"  (4.75m x 3.63m) , Twin sash windows to front. Coved ceiling. Ceiling rose. Built-in book cases to alcoves. Double radiator. Fireplace. Solid wood floor. 

Folding doors to:

**OPEN-PLAN KITCHEN & DINING AREA : **16'9" x 14'0"  (5.11m x 4.27m) , French doors to rear. Window to rear. Built-in workstation area. Double radiator.

KITCHEN AREA: Range of wall and base units with worktops over. Single bowl stainless steel sink unit with circular drainer. Four ring stainless steel gas hob and oven. Concealed fridge/freezer and dishwasher. Wall mounted combination boiler.

**LANDING : **Access to loft with ladder. Solid wood floor.

**BEDROOM 1 : **15'7" x 10'9"  (4.75m x 3.28m) , Sash window to front. Radiator. Solid wood floor.

**BEDROOM 2 : **14'0" x 8'9"  (4.27m x 2.67m) , Sash window to rear. Double radiator. Stripped and painted floor.

**BEDROOM 3 : **10'10" x 8'3"  (3.30m x 2.51m) , Sash window to rear. Double radiator. Stripped wood floor.

**BATHROOM : **Frosted sash window to front. White contemporary three piece suite comprising bath with mixer taps and shower attachment. Wash hand basin with cupboard under. Low level WC. Radiator. Part tiled walls.

**GARDEN : **Patio area. Laid to lawn. Shed.

## Property Photos

- ![Photo](/listings/photos/31316690/544057)
- ![Photo](/listings/photos/31316690/544058)
- ![Photo](/listings/photos/31316690/544060)
- ![Photo](/listings/photos/31316690/544062)

## Floorplans

- ![Floorplan 1](/listings/photos/31316690/544069) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #15120574
- **Address:** 54 Mayhill Road, LONDON, SE7 7JQ
- **Certificate Issued:** 27/03/2022
- **Work Completed:** 22/03/2022
- **Items:** 8 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £780,000 | 17/08/2020 | Terraced |
| 54 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £380,000 | 19/01/2011 | 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] 20 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £850,000 | 16/06/2023 | Terraced |
| [Same street] 58 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £780,000 | 15/06/2023 | Terraced |
| [Same street] 4 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £805,000 | 08/09/2022 | Terraced |
| [Same street] 4 MAYHILL ROAD, LONDON, GREENWICH, GREATER LONDON, SE7 7JQ | £585,000 | 22/06/2021 | Terraced |

**Street average:** £755,000 (4 sales)

## Price vs local average

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

- **Local average:** £12,300,000 (1 Other, SE7, 2024–2026)
- **Deviation:** -96.9%

## Rental Range

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

- **Low:** £1,754/mo
- **Realistic:** £1,949/mo
- **Optimistic:** £2,144/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £808/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Wellington Gardens, SE7 | £2,250/mo | 3 | 0.46 miles | OpenRent |
| 3 Bed Flat, Wycombe Court, SE3 | £2,100/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Flat, Kidbrooke Park Road, SE3 | £2,800/mo | 3 | 0.5 miles | OpenRent |

**Average rent: £2,383/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.3×
- **Monthly cashflow:** £484/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.2%

*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:** £2,750/m²

## House Price Index (HM Land Registry)

*Official index for Greenwich; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 5.3%
- **10y growth (index):** 22.6%

## 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)