What type of property is 25 Combeside, SE18 2DP?

25 Combeside, SE18 2DP is a semi-detached house.

When did 25 Combeside, SE18 2DP last change hands?

25 Combeside, SE18 2DP last sold for £295,000 in June 2022, around 4 years ago. Source: HM Land Registry.

What energy rating does 25 Combeside, SE18 2DP have?

The current EPC rating for 25 Combeside, SE18 2DP is C with a score of 74 out of 100, lodged in May 2022. Source: EPC Register.

What is the floor area of 25 Combeside, SE18 2DP?

25 Combeside, SE18 2DP has a recorded floor area of 69 m² (743 sq ft). That makes it about 16% smaller than the median EPC-recorded property in SE18 2DP. Source: EPC Register.

How is 25 Combeside, SE18 2DP heated?

The latest EPC at 25 Combeside, SE18 2DP records gas: mains gas as the main heating fuel. Source: EPC Register.

Where is 25 Combeside, SE18 2DP located?

25 Combeside, SE18 2DP sits in Greenwich, London, London. It falls within the SE18 postcode district.

Is 25 Combeside, SE18 2DP in a safe area?

Police records around 25 Combeside, SE18 2DP show an average of 690 reported crimes per month over the last 17 months. Violent crime makes up roughly 31% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 25 Combeside, SE18 2DP?

The closest primary school to 25 Combeside, SE18 2DP is Timbercroft Primary School (530m), one of 40 primaries within walking distance. The closest secondary is Plumstead Manor School (1.3km), with 8 secondaries in the surrounding area.

How well connected is 25 Combeside, SE18 2DP?

The closest bus stop to 25 Combeside, SE18 2DP is Combeside, 41m away. In total there are 30 bus stops within the surrounding area.

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25 Combeside, Greenwich, London, SE18 2DP

Estimated value

£304,000

Since the 2022 sale (£295,000)+3%
Against SE18 2DP's recent median (£340,000)-11%

Newest record on this page: November 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Semi-detached

Floor 1

Floor area

69 m²

743 sq ft

Energy rating

Score 74

Tenure

Owner Occupied

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Valuation

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

£304,000

Against its 2022 sale (£295,000)+3%
Against SE18 2DP's recent median (£340,000)-11%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Combeside is modelled from its 69 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
69 m² from the EPC lodged in May 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in SE18 2DP
5 sales, median £340,000 (2023–2018)

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	None on this home	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

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

22 June 2022Most recent
£295,000

Median price across the last 5 sales in SE18 2DP: £340,000 (2023–2018).

Nearby sales in SE18 2DP

Risks

What this page doesn't show

1 potential issue has already been flagged for 25 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

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Overview

About 25 Combeside

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

25 Combeside is a semi-detached house in Greenwich, London, London (SE18 2DP). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to 2022. At 69 m² this is the smallest unit on EPC record across the building (69–135 m²). The building's EPC ratings span F to C, with this unit at the top. The latest certificate (May 2022) shows a C (score 74).

At 69 m² it's 17.9% smaller than the typical home in the postcode (84 m² median across 17 EPCs). Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). On a £-per-square-foot basis, the last sale (£397/sq ft) was about 51.3% above the typical sold price in the postcode. Most recent transfer: June 2022 at £295,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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Everything you need to know about 25 Combeside

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Signs of HMO activity in the area

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Current Certificate

May 2022

EPC Rating

C74

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Very Good

CO2 Emissions

2.0 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 5 May 2032

5 years remaining

Planning

Planning history

Applications and permits filed against 25 Combeside, Greenwich, London, SE18 2DP, sourced from the PlanIt planning register.

25 Combeside has no planning applications on record.

But the area is active

43 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

Area

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.

Full London report

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.

Noise

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

Low

Night-time road noise heatmap for SE18 2DP

Night-time· 23:00 – 07:00

37.7dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£281k

1 Chapel Court, Greenwich

SE18 2BF

£273k

1 Heathfield Terrace, Greenwich

SE18 2NW

2 bed1 bath

£340k

1 Acland Close, Greenwich

SE18 2PE

£253k

1 Albatross Street, Greenwich

SE18 2RZ

£371k

1 Cardiff Street, Greenwich

SE18 2SQ

£386k

1 Bassant Road, Greenwich

SE18 2NP

1 bed1 bath

£400k

1 Bournewood Road, Greenwich

SE18 2AX

3 bed

£400k

1 Flaxton Road, Greenwich

SE18 2EF

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 25 Combeside is modelled from its 69 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 25 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 25 Combeside was lodged in May 2022 at band C and is valid until May 2032. 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 25 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Combeside, Greenwich, London, SE18 2DP. Each answer is also embedded as structured data for search engines.

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