448 Abbey Road, Belvedere, DA17 5DL
About 448 Abbey Road
448 Abbey Road is an end-of-terrace house in Belvedere (DA17 5DL). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (August 2018) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump.
It hasn't traded since May 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1999–2008, sale prices on this property compounded at 13.4% per year. Today's modelled estimate of £430,000 sits 95.5% above the 2008 sale of £220,000. On a £-per-square-foot basis, the last sale (£230/sq ft) was about 19.5% below the postcode norm. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 448 Abbey Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
- Aug 2021ExtensionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension.
- Documents
- 29 docs on file
- Reference
- 21/01748/FUL
- Jul 2021Loft ConversionOutlineIn report
Lawful Development Certificate (Proposed) for alterations to roofline incorporating hip to gable, rear dormer and three rooflights in the front roofslope to provide rooms in the roofspace.
- Documents
- 18 docs on file
- Reference
- 21/01747/LDCP
We flagged 2 things worth checking at 448 Abbey Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
448 Abbey Road has more than tripled in price since its earliest registered sale in 1999.
£430,000
Modelled from EPC, postcode comparables and a sale-price growth of 13.4% per year over 9 years.
£220,000
Growth on file: 13.4% per year over 9 years.
Sales timeline
28 May 2008Most recent
£220,000
+201.4%over 8 years25 August 1999
£73,000
Median price across the last 5 sales in DA17 5DL: £405,000 (2025–2022).
Nearby sales in DA17 5DL
Everything we know about 448 Abbey Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Abbey Road homes
On habitable rooms, 448 Abbey Road runs well behind the street norm.
Price per m²
£2,472
Street avg £3,840
Floor Area
89 m²
Street avg 95 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 4.1 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Abbey Road Thamesmead South — bus stop.
Closest school
0.7 km
Boxgrove Primary School. 49 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
43.1dB