Flat 13, 41 Reculver Road, Lewisham, London, SE16 2RW
About Flat 13
Flat 13 is a detached house in Lewisham, London, London (SE16 2RW). It has a recorded floor area of 72 m² (around 775 sq ft) and council tax band C. The latest certificate (November 2012) returns a high B (score 85), putting the home a stone's throw from an A rating. The latest certificate is from November 2012, so improvements made since then won't be reflected. At 72 m² this is the 6th smallest of 15 units on EPC record in the building, where floor areas span 44–86 m². The building's EPC ratings span C to B, with this unit at the top.
Today's modelled estimate of £165,000 is 31% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£163/sq ft) was about 18.8% below the postcode norm. Most recent transfer: November 2019 at £126,000.
Know exactly what you're buying at Flat 13
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Flat 13's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Nov 2022
EPC Rating
Planning history
Flat 13 has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 2 things worth checking at Flat 13
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
30-day money-back guarantee
Sales history & valuation
£165,000
Modelled from EPC, postcode comparables.
£126,000
Recorded with HM Land Registry.
Sales timeline
12 November 2019Most recent
£126,000
Median price across the last 5 sales in SE16 2RW: £303,750 (2025–2017).
Nearby sales in SE16 2RW
Flat 1, 41 Reculver Road, Lewisham, London, SE16 2RW
Sold Jun 2025
£303,750Flat 8, 41 Reculver Road, Lewisham, London, SE16 2RW
Sold Jul 2018
£519,000Flat 3, 41 Reculver Road, Lewisham, London, SE16 2RW
Sold Jan 2018
£309,000Flat 8, 39 Reculver Road, Lewisham, London, SE16 2RW
Sold Nov 2017
£138,000Flat 7, 41 Reculver Road, Lewisham, London, SE16 2RW
Sold Aug 2017
£138,000
Everything we know about Flat 13, 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 Reculver Road homes
On price per m², Flat 13 runs well behind the street norm.
Price per m²
£1,750
Street avg £3,229
Floor Area
72 m²
Street avg 69 m²
CO₂ Emissions
1.0 t/year
Street avg 1.0 t/year
Years Held
7 years
Street avg 8 years
Similar properties nearby
174a, Flat 7, Lower Road
SE16 2UN
174a, Flat 8, Lower Road
SE16 2UN
184a, Flat 4, Lower Road
SE16 2UN
174a, Flat 1, Lower Road
SE16 2UN
174a, Flat 4, Lower Road
SE16 2UN
184a, Flat 2, Lower Road
SE16 2UN
174a, Flat 3, Lower Road
SE16 2UN
184a, Flat 3, Lower Road
SE16 2UN
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
John Silkin Lane — bus stop.
Closest school
0.4 km
Rotherhithe Primary School. 87 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
54.3dB
Night-time· 23:00 – 07:00
45.3dB