Model valuation£417,0008 Busby Close
Local market context
11 Combeside, Greenwich, London, SE18 2DP
1 planning record
Estimated value
£443,000
- Since the 2016 sale (£320,000)+38%
- Against SE18 2DP's recent median (£320,000)+38%
Newest record on this page: November 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
90 m²
969 sq ft
Energy rating
E
Score 54
Council tax
Band C
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
£443,000
- Against its 2016 sale (£320,000)+38%
- Against SE18 2DP's recent median (£320,000)+38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Combeside is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 2DP. 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
90 m² from the EPC lodged in August 2015
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in SE18 2DP
5 sales, median £320,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
11 Combeside valuation sits well clear of the typical sold price in this postcode.
Sales timeline
29 February 2016Most recent
£320,000
Median price across the last 5 sales in SE18 2DP: £320,000 (2023–2021).
Nearby sales in SE18 2DP
5 Combeside, Greenwich, London, SE18 2DP
Sold Nov 2023
£500,00027 Combeside, Greenwich, London, SE18 2DP
Sold Aug 2022
£290,00025 Combeside, Greenwich, London, SE18 2DP
Sold Jun 2022
£295,0001 Combeside, Greenwich, London, SE18 2DP
Sold Dec 2021
£390,00010 Combeside, Greenwich, London, SE18 2DP
Sold May 2018
£340,000
What this page doesn't show
1 potential issue has already been flagged for 11 Combeside, Greenwich, London, SE18 2DP. 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 11 Combeside
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Combeside is a three-bedroom mid-terrace house in Greenwich, London, London (SE18 2DP). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (August 2015) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from August 2015, so improvements made since then won't be reflected. Other recorded features include outbuildings.
One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). Today's modelled estimate of £443,000 is 38.4% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£330/sq ft) was about 25.8% above the typical sold price in the postcode. 10 years since the last transfer (February 2016).
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff street
- OutbuildingsYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 11 Combeside
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Aug 2025
Current Certificate
Aug 2015EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 August 2025
Planning history
Applications and permits filed against 11 Combeside, Greenwich, London, SE18 2DP, sourced from the PlanIt planning register.
11 Combeside has an approved single-storey rear extension on the planning record.
1 application on record at 11 Combeside, Greenwich, London, SE18 2DP
1decisions1extensions4documents43nearby
- Jun 2016ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension.
- Documents
- 4 docs on file
- Reference
- 16/1160/F
Unlock 11 Combeside, Greenwich, London, SE18 2DP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 43 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Combeside homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 11 Combeside runs well behind the street norm.
Price per m²
£3,556
Street avg £3,076
Floor Area
90 m²
Street avg 88 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 4.0 t/year
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
0.0 km
Combeside — bus stop.
Closest school
0.5 km
Timbercroft Primary School. 48 schools nearby.
Nearest schools
- Timbercroft Primary SchoolPrimary530m
- Rockliffe Manor Primary SchoolPrimary530m
- East Wickham Primary AcademyPrimary700m
- Greenslade Primary SchoolPrimary921m
Nearest stops
- CombesideBus stop41m
- The Glenmore ArmsBus stop88m
- Chaucer Road (DA16)Bus stop266m
- Thornhill AvenueBus stop330m
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 2DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
37.7dB
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
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Duncroft, Greenwich
SE18 2HZ
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1 Combeside, Greenwich
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3 bed1 bath
£400k
1 Bournewood Road, Greenwich
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1 Cheriton Drive, Greenwich
SE18 2RE
3 bed
£533k
1 Edison Grove, Greenwich
SE18 2DW
3 bed1 bath
£648k
1 Ennis Road, Greenwich
SE18 2QR
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1 Admaston Road, Greenwich
SE18 2TU
2 bed
£557k
1 Ancaster Street, Greenwich
SE18 2HX
2 bed1 bath
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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 11 Combeside is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 2DP. 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 11 Combeside. 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 11 Combeside was lodged in August 2015 at band E and expired in August 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. 1 application is matched to 11 Combeside. 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 48 schools and 30 stops listed are measured in a straight line from SE18 2DP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Combeside is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 11 Combeside, Greenwich, London, SE18 2DP. Each answer is also embedded as structured data for search engines.
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- Every home in SE18 2DPSold prices, values and energy ratings for the postcode
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- 11 Combeside, Greenwich, London valuationHow the estimate is built and what moves it
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