52 Ann Moss Way, Southwark, London, SE16 2TL
About 52 Ann Moss Way
52 Ann Moss Way is a three-bedroom end-of-terrace house in Southwark, London, London (SE16 2TL). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (September 2025) shows a C (score 70). The rating has held steady at C across 2 certificates since September 2020. Between certificates, wall efficiency went from Good to Very Good, roof efficiency went from Very Poor to Very Good and lighting went from Good to Very Good; while window efficiency dropped from Good to Poor and hot-water efficiency dropped from Good to Poor. The recommended improvements would push it to B (score 83). Main heating runs on electricity.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2004–2020, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £800,000 is 10.3% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£748/sq ft) was about 143.4% above the typical sold price in the postcode. 3 bedrooms is on the larger side for this postcode, where 1 is the typical count. Sold November 2020 for £725,000.
Know exactly what you're buying at 52 Ann Moss Way
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
What this property has
Inside
- Bedrooms3
Outside
- Private gardenYes
Building
- RefurbishedYes
Energy performance
52 Ann Moss Way's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Changed to a more efficient fuel source
Heating controls upgraded for better temperature management
Hot water system changed
Loft insulation installed or upgraded to 250mm+
Floor insulation added or improved
More low energy lighting installed
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
Erection of single-storey rear ground floor extension with utility room to dwellinghouse, removal of the shed.
- Documents
- 9 docs on file
- Reference
- 21/AP/2479
- Feb 2015Loft ConversionFullIn report
Erection of rear dormer extension; installation of x3 rooflights; and installation of window in existing gable end.
- Agent
- Lime Tree Designs
Extension- Documents
- 1 doc on file
- Reference
- 14/AP/4601
We flagged 2 things worth checking at 52 Ann Moss Way
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
Sale price has grown by over 3x since 2004.
£800,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 17 years.
£725,000
Growth on file: 7.2% per year over 17 years.
Sales timeline
20 November 2020Most recent
£725,000
+215.2%over 16 years6 May 2004
£230,000
Median price across the last 5 sales in SE16 2TL: £580,000 (2025–2020).
Nearby sales in SE16 2TL
7 Ann Moss Way, Southwark, London, SE16 2TL
Sold Mar 2025
£832,00076 Ann Moss Way, Southwark, London, SE16 2TL
Sold Feb 2024
£755,000Flat C, 2 Ann Moss Way, Southwark, London, SE16 2TL
Sold Apr 2023
£357,500Flat D, 2 Ann Moss Way, Southwark, London, SE16 2TL
Sold Dec 2020
£385,00012 Ann Moss Way, Southwark, London, SE16 2TL
Sold Nov 2020
£580,000
Everything we know about 52 Ann Moss Way, 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 Ann Moss Way homes
52 Ann Moss Way outperforms the street on co₂ emissions by a wide margin.
Price per m²
£8,056
Street avg £4,556
Floor Area
90 m²
Street avg 89 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
0.7 t/year
Street avg 2.6 t/year
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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
0.1 km
Neptune St / St Olaves Estate — bus stop.
Closest school
0.3 km
St Joseph's Catholic Primary School. 102 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
55.3dB
Night-time· 23:00 – 07:00
45.2dB