Model valuation£417,0008 Busby Close
Local market context
Barracouta House, Flat 11, 1 Black Prince Street, Greenwich, London, SE18 2AF
EPC B
Estimated value
£290,000
- Since the 2021 sale (£283,500)+2%
- Against SE18 2AF's recent median (£300,000)-3%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor mid floor
Bedrooms
2
Bathroom
1
Floor area
62 m²
667 sq ft
Energy rating
B
Score 85
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£290,000
- Against its 2021 sale (£283,500)+2%
- Against SE18 2AF's recent median (£300,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Barracouta House is modelled from its 62 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 2AF. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
62 m² from the EPC lodged in March 2015
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in SE18 2AF
5 sales, median £300,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
20 December 2021Most recent
£283,500
Median price across the last 5 sales in SE18 2AF: £300,000 (2025–2023).
Nearby sales in SE18 2AF
Barracouta House, Flat 14, 1 Black Prince Street, Greenwich, London, SE18 2AF
Sold Oct 2025
£225,000Barracouta House, Flat 19, 1 Black Prince Street, Greenwich, London, SE18 2AF
Sold Jun 2025
£300,000Barracouta House, Flat 9, 1 Black Prince Street, Greenwich, London, SE18 2AF
Sold Mar 2025
£335,000Barracouta House, Flat 35, 1 Black Prince Street, Greenwich, London, SE18 2AF
Sold Aug 2024
£295,000Barracouta House, Flat 17, 1 Black Prince Street, Greenwich, London, SE18 2AF
Sold Oct 2023
£300,000
What this page doesn't show
1 potential issue has already been flagged for Barracouta House, Flat 11, 1 Black Prince Street, Greenwich, London, SE18 2AF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Barracouta House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Barracouta House is a two-bedroom detached house in Greenwich, London, London (SE18 2AF). It has a recorded floor area of 62 m² (around 667 sq ft). The latest certificate (March 2015) returns a high B (score 85), putting the home a stone's throw from an A rating. The latest certificate is from March 2015, so improvements made since then won't be reflected. At 62 m² this is the 26th smallest of 68 units on EPC record in Barracouta House, where floor areas span 49–101 m². The building's EPC ratings span C to B, with this unit at the top. Other recorded features include a balcony.
On a £-per-square-foot basis, the last sale (£425/sq ft) was about 37.9% above the typical sold price in the postcode. Last sale on file: £283,500 in December 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- FireplaceYes
Outside
- BalconyYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Barracouta House
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Barracouta House's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Mar 2025
Current Certificate
Mar 2015EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
0.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 March 2025
Planning history
Applications and permits filed against Barracouta House, Flat 11, 1 Black Prince Street, Greenwich, London, SE18 2AF, sourced from the PlanIt planning register.
Barracouta House has no planning applications on record.
43
But the area is active
43 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Black Prince Street homes
Four headline reads against 70 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Barracouta House runs comfortably ahead of the street norm.
Price per m²
£4,573
Street avg £3,296
Floor Area
62 m²
Street avg 65 m²
CO₂ Emissions
0.5 t/year
Street avg 0.6 t/year
Years Held
5 years
Street avg 5 years
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
690/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
King's Highway — bus stop.
Closest school
0.5 km
Rockliffe Manor Primary School. 54 schools nearby.
Nearest schools
- Rockliffe Manor Primary SchoolPrimary477m
- Timbercroft Primary SchoolPrimary767m
- Bannockburn Primary SchoolPrimary1.0km
- Greenslade Primary SchoolPrimary1.0km
Nearest stops
- King's HighwayBus stop244m
- Rutherglen RoadBus stop337m
- LittledaleBus stop366m
- Bassant StreetBus stop524m
Most reported crime locally
- Violence & Sexual Offences3,595 reports31%
- Anti-social Behaviour2,355 reports20%
- Public Order831 reports7%
- Vehicle Crime828 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around SE18 2AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
39.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
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Mid Floor FlatEPC B
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£297k
Barracouta House, Flat 17, 1 Black Prince Street, Greenwich
SE18 2AF
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£281k
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Barracouta House, Flat 19, 1 Black Prince Street, Greenwich
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Barracouta House, Flat 20, 1 Black Prince Street, Greenwich
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Flat
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41a, Flat 3, Edison Grove, Greenwich
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Barracouta House is modelled from its 62 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 2AF. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for Barracouta House. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Barracouta House was lodged in March 2015 at band B and expired in March 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Barracouta House. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 17 months, which places each incident at an approximate point. The 54 schools and 30 stops listed are measured in a straight line from SE18 2AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Barracouta House, Flat 11, 1 Black Prince Street, Greenwich, London, SE18 2AF. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in SE18 2AFSold prices, values and energy ratings for the postcode
- SE 18 property marketPrices, postcodes, schools and transport across the district
- Barracouta House, Flat 11, 1 Black Prince Street, Greenwich, London valuationHow the estimate is built and what moves it
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