# 2 bedroom terraced house for sale (DA5 3LY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 NORTH CRAY ROAD, BEXLEY, GREATER LONDON DA5 3LY |
| Price | £425,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £435,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 14/12/2035
- **Current heating cost:** £879/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2513-8015-9002-0192-2992)

## Description

*GUIDE PRICE £425,000-£450,000* Nestled in the heart of Bexley Village, this charming two-bedroom Victorian terraced house offers the perfect blend of period character and everyday convenience. Ideally located just a short walk from Bexley station, the property provides excellent transport links while remaining moments from the village's popular shops, cafés, restaurants, and amenities.The home features well-proportioned accommodation, retaining the timeless appeal typical of Victorian properties, with light-filled living spaces and a warm, welcoming atmosphere throughout. Upstairs, two generously sized bedrooms offer comfortable accommodation, making the property ideal for first-time buyers, young professionals, or downsizers alike.Families will appreciate the close proximity to a selection of highly regarded local schools, while the vibrant village setting and nearby green spaces enhance the lifestyle on offer.An excellent opportunity to acquire a character home in one of Bexley's most sought-after locations, combining charm, convenience, and community.

## Property Photos

- ![Photo 20](/listings/photos/170842376/1701383) - Photo 20
- ![Photo 13](/listings/photos/170842376/1701384) - Photo 13
- ![Photo 10](/listings/photos/170842376/1701385) - Photo 10
- ![Photo 17](/listings/photos/170842376/1701386) - Photo 17
- ![Photo 12](/listings/photos/170842376/1701387) - Photo 12
- ![Photo 7](/listings/photos/170842376/1701388) - Photo 7
- ![Photo 6](/listings/photos/170842376/1701389) - Photo 6
- ![Photo 11](/listings/photos/170842376/1701390) - Photo 11
- ![Photo 1](/listings/photos/170842376/1701391) - Photo 1
- ![Photo 2](/listings/photos/170842376/1701392) - Photo 2
- ![Photo 5](/listings/photos/170842376/1701393) - Photo 5
- ![Photo 3](/listings/photos/170842376/1701394) - Photo 3
- ![Photo 4](/listings/photos/170842376/1701395) - Photo 4
- ![Photo 15](/listings/photos/170842376/1701396) - Photo 15
- ![Photo 16](/listings/photos/170842376/1701397) - Photo 16
- ![Photo 18](/listings/photos/170842376/1701398) - Photo 18
- ![Photo 19](/listings/photos/170842376/1701399) - Photo 19

## Floorplans

- ![5 North Cray Road](/listings/photos/170842376/1701400) - 5 North Cray Road

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/170842376/1701401) - Energy Performance Certificate

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #15738752
- **Address:** 5 North Cray Road, BEXLEY, DA5 3LY
- **Certificate Issued:** 30/04/2023
- **Work Completed:** 08/03/2023
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #14855941
- **Address:** 5 North Cray Road, BEXLEY, DA5 3LY
- **Certificate Issued:** 31/10/2021
- **Work Completed:** 08/09/2021
- **Items:** 10 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 NORTH CRAY ROAD, BEXLEY, GREATER LONDON, DA5 3LY | £435,000 | 09/04/2026 | Terraced |
| 5 NORTH CRAY ROAD, BEXLEY, GREATER LONDON, DA5 3LY | £355,000 | 04/11/2020 | 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 |
|---------|-------|------|------|
| 26 NORTH CRAY ROAD, BEXLEY, GREATER LONDON, DA5 3LZ | £370,000 | 04/07/2023 | Terraced |
| 102 BEXLEY HIGH STREET, BEXLEY, GREATER LONDON, DA5 1JY | £330,000 | 09/12/2022 | Terraced |
| [Same street] 33D NORTH CRAY ROAD, BEXLEY, GREATER LONDON, DA5 3LY | £230,000 | 22/09/2022 | Semi-detached |
| 16 WEIR ROAD, BEXLEY, GREATER LONDON, DA5 1BJ | £600,000 | 18/07/2022 | Terraced |
| [Same street] 17 NORTH CRAY ROAD, BEXLEY, GREATER LONDON, DA5 3LY | £592,500 | 28/01/2022 | Terraced |
| 4 VICARAGE ROAD, BEXLEY, GREATER LONDON, DA5 2AJ | £430,000 | 15/12/2021 | Terraced |
| 8 HUNTINGTON CLOSE, BEXLEY, GREATER LONDON, DA5 2FD | £695,000 | 03/12/2021 | Terraced |

**Street average:** £411,250 (2 sales)
**Area average:** £485,000 (5 sales)

## Price vs local average

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

- **Local average:** £463,214 (14 Terraced, DA5, 2024–2026)
- **Deviation:** -8.2%

## Rental Range

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

- **Low:** £1,378/mo
- **Realistic:** £1,531/mo
- **Optimistic:** £1,684/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,296/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 Penthouse, Weir Road Bexley Village, DA5 | £1,950/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Carey Court, DA6 | £1,600/mo | 2 | 0.72 miles | OpenRent |

**Average rent: £1,775/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £221,875
- **Target investor price (1%):** £177,500

*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 £1,775/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-101/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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:** £5,183/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:** 14.2%

## House Price Index (HM Land Registry)

*Official index for Bexley; Terraced series; as of May 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 14.3%
- **10y growth (index):** 33.1%

## 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)