21f, Burnt Ash Hill, Lewisham, London, SE12 0AA

21f is a three-bedroom semi-detached house in Lewisham, London, London (SE12 0AA). It has a recorded floor area of 248 m² (around 2669 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (February 2026) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2026. The recommended improvements would lift it to B (score 84), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition.

Held since April 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced London HPI: 20.6% per year against 0% for the wider region. Today's modelled estimate of £350,000 is 40% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 40.8% below the postcode norm. At 248 m² the property is well over the postcode median (60 m² across 22 EPCs), placing it in the larger end of the local stock.