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Get startedBasement Flat, 269 Lee High Road, Lewisham, London, SE12 8RU
About Basement Flat
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Basement Flat is an end-of-terrace house in Lewisham, London, London (SE12 8RU). It has a recorded floor area of 51 m² (around 549 sq ft) and construction records dating it to before 1900. The latest certificate (March 2023) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2012. Between certificates, wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 77).
Sale prices here have outpaced London HPI: 7.3% per year against 0% for the wider region. Today's modelled estimate of £351,000 is 10.9% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£577/sq ft) was about 80.4% above the typical sold price in the postcode. Most recent transfer: February 2022 at £316,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Mar 2023
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Basement Flat has more than quadrupled in price since its earliest registered sale in 1996.
Current estimate
See how we calculated this£351,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.3% per year over 26 years.
Last sold (2022)
£316,500
Growth on file: 7.3% per year over 26 years.
Sales timeline
Versus other Lee High Road homes
Four headline reads against 57 similar flats on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, Basement Flat stands well clear of the street.
Price per m²
£6,206
Street avg £5,137
Floor Area
51 m²
Street avg 70 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
8/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Lampmead Road — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around SE12 8RU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 85 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about Basement Flat, 269 Lee High Road, Lewisham, London, SE12 8RU. Each answer is also embedded as structured data for search engines.