18 Custom House Reach, Odessa Street, Southwark, London, SE16 7LX
About 18 Custom House Reach
18 Custom House Reach is a mid-terrace house in Southwark, London, London (SE16 7LX). It has a recorded floor area of 13 m² (around 140 sq ft), construction records dating it to 1976-1982 and council tax band C. At 13 m² this is the smallest unit on EPC record across the building (13–82 m²). The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (August 2020) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2009); the latest reading is one band lower. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good. The recommended improvements would push it to C (score 70).
At 13 m² it sits well below the postcode median (71 m² across 19 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 18 Custom House Reach
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
18 Custom House Reach sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
Single glazing replaced with double or better glazing
Wall insulation upgraded
More low energy lighting installed
Planning history
18 Custom House Reach has no planning applications on record.
Notable planning nearby
4applications of note in the surrounding area
We flagged 1 thing worth checking at 18 Custom House Reach
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.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
18 Custom House Reach has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£359,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in SE16 7LX: £400,000 (2021–2021).
Nearby sales in SE16 7LX
6 Custom House Reach, Odessa Street, Southwark, London, SE16 7LX
Sold Sept 2021
£400,00022 Custom House Reach, Odessa Street, Southwark, London, SE16 7LX
Sold Aug 2021
£475,00021 Custom House Reach, Odessa Street, Southwark, London, SE16 7LX
Sold Jul 2021
£400,0007 Custom House Reach, Odessa Street, Southwark, London, SE16 7LX
Sold Jun 2021
£400,0008 Custom House Reach, Odessa Street, Southwark, London, SE16 7LX
Sold Apr 2021
£30,000
Everything we know about 18 Custom House Reach, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Custom House Reach homes
18 Custom House Reach is notably below the street on floor area.
EPC Rating
67 (D)
Street avg 76 (C)
Floor Area
13 m²
Street avg 72 m²
CO₂ Emissions
1.1 t/year
Street avg 1.9 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
5/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Shipwright Road — bus stop.
Closest school
0.5 km
Redriff Primary, City of London Academy. 90 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
50.8dB
Night-time· 23:00 – 07:00
42.0dB