3 Bed Flat, Single Let, London, SE23 2QP, £500,000

Perry Rise, Forest Hill, London, SE23 2QP - 2 months ago

BTL

~93 m²

+6 photos

ValuationOvervalued

Sold Prices	£280K - £724.5K
Sold Prices/m²	£3.3K/m² - £8.6K/m²

Square Metres	~93 m²
Price/m²	£5.4K/m²
Value Estimate	£480,222£480,222

Cashflows

Cash In
Purchase Finance	MortgageMortgage
Deposit (25%)	£125,000£125,000
Stamp Duty & Legal Fees	£28,700£28,700
Total Cash In	£153,700£153,700

Cash Out
Rent Range	£1,600 - £4,500£1,600 - £4,500
Rent Estimate	£1,756
Running Costs/mo	£1,934£1,934
Cashflow/mo	£-178£-178
Cashflow/yr	£-2,132£-2,132
Gross Yield	4%4%

Local Sold Prices

45 sold prices from £280K to £724.5K, average is £465K. £3.3K/m² to £8.6K/m², average is £5.2K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£465K	04/21	0.24 mi	5a, Niederwald Road, London, Greater London SE26 4AD	£5,813	80	3	Flat
£510K	12/20	0.31 mi	9b, Aylward Road, London, Greater London SE23 2JE	£6,623	77	3	Flat
£465K	03/23	0.36 mi	90a, Elsinore Road, London, Greater London SE23 2SN	£6,416	72	3	Flat
£525K	06/23	0.38 mi	144, Kilmorie Road, London, Greater London SE23 2SR	£7,721	68	3	Flat
£317.5K	02/21	0.42 mi	8, Polecroft Lane, London, Greater London SE6 4EF	£3,872	82	3	Flat
£280K	06/21	0.42 mi	48, Polecroft Lane, London, Greater London SE6 4EF	£3,294	85	3	Flat
£305K	06/21	0.42 mi	26, Polecroft Lane, London, Greater London SE6 4EF	£3,813	80	3	Flat
£350K	09/21	0.44 mi	Flat 90, Valentine Court, Perry Vale, London, Greater London SE23 2LL	-	-	3	Flat
£660K	12/20	0.45 mi	3a, Woolstone Road, London, Greater London SE23 2TR	£7,500	88	3	Flat
£322.5K	01/23	0.47 mi	Flat 26, Valentine Court, Perry Vale, London, Greater London SE23 2JA	-	-	3	Flat
£500K	04/21	0.59 mi	First Floor Flat, 18, Hurstbourne Road, London, Greater London SE23 2AB	£6,410	78	3	Flat
£635K	03/21	0.59 mi	2, Cranston Road, London, Greater London SE23 2HB	£8,611	74	3	Flat
£495K	09/21	0.6 mi	18, Kinver Road, London, Greater London SE26 4NT	£5,915	84	3	Flat
£347K	09/23	0.61 mi	Flat 15, Perystreete, Perry Vale, London, Greater London SE23 2LF	-	-	3	Flat
£470K	09/21	0.63 mi	65, Peak Hill, London, Greater London SE26 4NS	£5,802	81	3	Flat
£315K	04/23	0.65 mi	1, Elfrida Crescent, London, Greater London SE6 3EP	£4,257	74	3	Flat
£640K	12/20	0.69 mi	13, Peak Hill Avenue, London, Greater London SE26 4LG	£6,491	99	3	Flat
£507.5K	12/20	0.7 mi	46, Peak Hill, London, Greater London SE26 4LR	£4,060	125	3	Flat
£382.5K	02/21	0.72 mi	Flat 2, Stanyhurst, Stanstead Road, Forest Hill, London, Greater London SE23 1JA	-	-	3	Flat
£327.5K	06/21	0.74 mi	First Floor Flat, 37, Homecroft Road, London, Greater London SE26 5QN	-	-	3	Flat
£575K	03/21	0.81 mi	55a, Venner Road, London, Greater London SE26 5EJ	£5,088	113	3	Flat
£560K	03/21	0.81 mi	47a, Venner Road, London, Greater London SE26 5EJ	£4,553	123	3	Flat
£532K	03/21	0.85 mi	Flat 25, Taymount Grange, Taymount Rise, London, Greater London SE23 3UH	-	-	3	Flat
£518K	05/21	0.85 mi	102a, Devonshire Road, London, Greater London SE23 3SX	-	-	3	Flat
£510K	06/21	0.86 mi	102, Byne Road, London, Greater London SE26 5JD	£3,581	142	3	Flat
£420K	09/23	0.88 mi	6a, Hall Drive, London, Greater London SE26 6XB	-	-	3	Flat
£493K	10/20	0.88 mi	4a, Fransfield Grove, London, Greater London SE26 6BA	£6,321	78	3	Flat
£724.5K	04/21	0.88 mi	35, Manor Mount, London, Greater London SE23 3PY	£5,939	122	3	Flat
£625K	06/21	0.89 mi	15, Fransfield Grove, London, Greater London SE26 6BA	£7,462	84	3	Flat
£425K	07/23	0.9 mi	Flat 51, Forest Croft, Taymount Rise, Forest Hill, London, Greater London SE23 3UN	-	-	3	Flat
£365K	03/21	0.9 mi	Flat 36, Forest Croft, Taymount Rise, London, Greater London SE23 3UN	-	-	3	Flat
£647K	11/20	0.9 mi	20a, Longton Grove, London, Greater London SE26 6QE	£4,902	132	3	Flat
£662.5K	10/20	0.9 mi	16a, Longton Grove, London, Greater London SE26 6QE	£5,164	128	3	Flat
£410K	01/23	0.93 mi	1a, Lawrie Park Avenue, London, Greater London SE26 6HA	£6,308	65	3	Flat
£561K	12/23	0.93 mi	106b, Venner Road, London, Greater London SE26 5HR	£5,147	109	3	Flat
£465K	02/21	0.95 mi	11b, Wiverton Road, London, Greater London SE26 5JA	£4,604	101	3	Flat
£375K	09/23	0.96 mi	31, Wells Park Road, London, Greater London SE26 6JQ	-	-	3	Flat
£374.8K	02/23	0.96 mi	67, Wells Park Road, London, Greater London SE26 6JQ	£4,259	88	3	Flat
£527.5K	09/21	0.96 mi	11, Beckett Walk, Beckenham, Greater London BR3 1JH	£6,850	77	3	Flat
£377.5K	08/21	0.96 mi	Flat 6, Deans House, Newlands Park, Sydenham, London, Greater London SE26 5NT	-	-	3	Flat
£355K	11/23	0.96 mi	Flat 4, Hall House, Bailey Place, London, Greater London SE26 5NU	-	-	3	Flat
£350K	06/21	0.97 mi	33, Wells Park Road, London, Greater London SE26 6JQ	£4,419	79	3	Flat
£387K	10/20	0.97 mi	29, Wells Park Road, London, Greater London SE26 6JQ	£4,398	88	3	Flat
£710K	06/21	0.98 mi	Flat 1, Gallery House, Copers Cope Road, Beckenham, Greater London BR3 1DQ	-	-	3	Flat
£330K	06/21	1 mi	50, Peters Path, London, Greater London SE26 6LE	£3,438	96	3	Flat

Local Rents

50 rents from £1.6K/mo to £4.5K/mo, average is £2.4K/mo.

Rent	Date	Distance	Address	Beds	Type
£2,200	01/25	0.01 mi	-	3	Flat
£1,850	10/24	0.02 mi	-	3	Flat
£2,250	11/23	0.12 mi	Adamsrill Road, Sydenham, SE26	3	House
£2,695	08/24	0.13 mi	Perry Rise, London, SE23	3	Terraced House
£2,600	08/24	0.15 mi	-	3	Detached House
£2,400	02/25	0.17 mi	-	3	Terraced House
£2,500	08/24	0.2 mi	Houston Road, Forest Hill, London, SE23	3	Terraced House
£2,300	08/24	0.21 mi	-	3	Semi-Detached House
£2,100	08/24	0.22 mi	-	3	Flat
£1,850	08/24	0.22 mi	Perry Vale, London, SE23	3	Flat
£2,000	08/24	0.24 mi	Holmshaw Close, London, SE26	3	Flat
£2,450	08/24	0.24 mi	-	3	Flat
£4,000	04/25	0.24 mi	-	3	Flat
£2,500	08/24	0.25 mi	Houston Road, Forest Hill, SE23	3	Flat
£2,300	08/24	0.26 mi	-	3	Flat
£2,300	08/24	0.26 mi	London, SE26	3	Flat
£2,300	08/24	0.26 mi	Adamsrill Road, London	3	Detached House
£2,300	08/24	0.37 mi	-	3	Terraced House
£2,450	11/24	0.37 mi	-	3	Terraced House
£2,400	03/25	0.37 mi	-	3	Terraced House
£2,500	08/24	0.37 mi	Highclere Street, Sydenham, SE26	3	Terraced House
£1,750	08/24	0.43 mi	Elsinore Road London SE23	3	Flat
£2,500	04/25	0.44 mi	-	3	Flat
£1,700	10/24	0.44 mi	-	3	Flat
£2,650	03/25	0.45 mi	-	3	Flat
£2,500	09/24	0.46 mi	-	3	Terraced House
£2,400	12/24	0.47 mi	-	3	Terraced House
£2,195	08/24	0.47 mi	Broadmead, London, SE6	3	Terraced House
£2,250	08/24	0.48 mi	Kangley Bridge Road, Sydenham	3	Flat
£3,750	11/24	0.48 mi	-	3	Detached House
£2,750	08/24	0.49 mi	Hennel Close, London, SE23	3	Terraced House
£2,750	09/24	0.49 mi	-	3	Terraced House
£2,850	04/25	0.49 mi	-	3	Terraced House
£4,500	08/24	0.49 mi	Vancouver road, SE23	3	Flat
£3,600	09/24	0.51 mi	-	3	Flat
£2,750	08/24	0.51 mi	Dacres Road, Forest Hill, London, SE23	3	Flat
£2,400	08/24	0.51 mi	Tugela Street London SE6	3	House
£2,300	01/25	0.51 mi	-	3	Flat
£2,250	02/25	0.52 mi	-	3	Flat
£2,200	02/25	0.52 mi	-	3	Flat
£2,500	08/24	0.55 mi	Hillmore Grove, London, SE26	3	Terraced House
£1,600	08/24	0.55 mi	Perry Vale, Forest Hill, SE23	3	Flat
£1,975	08/24	0.55 mi	-	3	Flat
£1,900	03/25	0.55 mi	-	3	Flat
£2,100	08/24	0.57 mi	Kent House Road, London, SE26 5LJ	3	Flat
£2,250	08/24	0.59 mi	Colfe Road, London, SE23	3	Flat
£1,800	08/24	0.6 mi	Southend Lane, London, SE6	3	Flat
£3,000	08/24	0.6 mi	Sydenham Park Road, London, SE26	3	Semi-Detached House
£3,150	09/24	0.6 mi	-	3	Semi-Detached House
£3,850	04/25	0.6 mi	-	3	Semi-Detached House

Local Area Statistics

Population in SE23	33,68233,682
Population in London	4,771,9214,771,921
Town centre distance	7.17 miles away7.17 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.64 miles away0.64 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	+13%+13%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+4%+4%

Property History

Listed for £500,000

February 24, 2025

Description

Ground Floor Victorian Conversion +
Private SW Facing Garden +
Share Of Freehold +
Chain Free +
Potential To Extend +
Versatile Layout +
Close To Stations +
Council Tax Band C +
EPC Rating D +

A lovely well presented and spacious three bedroom ground floor Victorian conversion with a share of freehold and a garden, well positioned within a mile of Forest Hill, Lower Sydenham & Sydenham stations and town centres, Bell Green retail park, excellent primary schools and the green open spaces of Mayow Park and the Water Link Way. Being sold with no onward chain. An ideal first time buy, the property offers 829 sq ft of versatile accommodation and the current layout comprises a large, bright reception room with a bay window to the front, three good sized bedrooms, a bathroom, separate shower room and a kitchen. The property also has potential (subject to the necessary permissions), to extend at the rear and to the side. To the rear of the property, the south west facing garden measures 31ft in length and has a gravel seating area leading to a lawn. There is also a side area with two compact storage sheds. Tenure Share of Freehold Council Tax Band C EPC Rating D Tenure Share of Freehold Council Tax Band C EPC Rating D

Agent Details

Benjamin Matthews, Forest Hill - Sales

020 3835 6485

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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