Model valuation£417,0008 Busby Close
Local market context
25 Duncroft, Greenwich, London, SE18 2HZ
1 planning record
Estimated value
£486,000
- Since the 2025 sale (£440,000)+10%
- Against SE18 2HZ's recent median (£425,000)+14%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
91 m²
980 sq ft
Energy rating
D
Score 61
Council tax
Band E
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
£486,000
- Against its 2025 sale (£440,000)+10%
- Against SE18 2HZ's recent median (£425,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Duncroft is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 2HZ. 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
91 m² from the EPC lodged in April 2024
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in SE18 2HZ
5 sales, median £425,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
25 Duncroft valuation sits well clear of the typical sold price in this postcode.
Sales timeline
17 December 2025Most recent
£440,000
Median price across the last 5 sales in SE18 2HZ: £425,000 (2025–2021).
Nearby sales in SE18 2HZ
47 Duncroft, Greenwich, London, SE18 2HZ
Sold Mar 2025
£425,00013 Duncroft, Greenwich, London, SE18 2HZ
Sold Mar 2025
£725,00023 Duncroft, Greenwich, London, SE18 2HZ
Sold Nov 2024
£427,50015 Duncroft, Greenwich, London, SE18 2HZ
Sold Aug 2024
£415,00033 Duncroft, Greenwich, London, SE18 2HZ
Sold Jun 2021
£403,500
What this page doesn't show
1 potential issue has already been flagged for 25 Duncroft, Greenwich, London, SE18 2HZ. 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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About 25 Duncroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Duncroft is a semi-detached house in Greenwich, London, London (SE18 2HZ). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (April 2024) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80).
A recent sale: £440,000 in December 2025. At 91 m² it's 19.7% larger than the typical home in the postcode (76 m² median across 19 EPCs). Today's modelled estimate of £486,000 is 10.5% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£449/sq ft) was about 59.4% above the typical sold price in the postcode. One historical planning record sits against the property in 2014.
Before you decide
Everything you need to know about 25 Duncroft
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.
Current Certificate
Apr 2024EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 April 2034
Planning history
Applications and permits filed against 25 Duncroft, Greenwich, London, SE18 2HZ, sourced from the PlanIt planning register.
1 application on record at 25 Duncroft, Greenwich, London, SE18 2HZ
1decisions5documents43nearby
- Apr 2014OutbuildingOutlineOutcome in report
Certificate of lawful development for a proposed use is sought for the erection of a single storey outbuilding.
- Documents
- 5 docs on file
- Reference
- 14/0369/CP
Unlock 25 Duncroft, Greenwich, London, SE18 2HZ'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 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Duncroft homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 25 Duncroft runs well behind the street norm.
Price per m²
£4,835
Street avg £5,173
Floor Area
91 m²
Street avg 84 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.8 t/year
Street avg 3.8 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
0.2 km
Duncroft — bus stop.
Closest school
0.3 km
Timbercroft Primary School. 45 schools nearby.
Nearest schools
- Timbercroft Primary SchoolPrimary251m
- Rockliffe Manor Primary SchoolPrimary473m
- Greenslade Primary SchoolPrimary601m
- Plumstead Manor SchoolSecondary987m
Nearest stops
- DuncroftBus stop176m
- Barden StreetBus stop212m
- Thornhill AvenueBus stop274m
- Kingsdale RoadBus stop353m
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 2HZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
Night-time· 23:00 – 07:00
38.3dB
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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC D
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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.
£492k
1 Flora Mews, Greenwich
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£518k
1 Grasdene Road, Greenwich
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£522k
1 Chelsworth Drive, Greenwich
SE18 2RB
£451k
1 Admaston Road, Greenwich
SE18 2TU
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£533k
1 Edison Grove, Greenwich
SE18 2DW
3 bed1 bath
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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 25 Duncroft is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 2HZ. 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 Duncroft. 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 Duncroft was lodged in April 2024 at band D and is valid until April 2034. 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 25 Duncroft. 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 45 schools and 30 stops listed are measured in a straight line from SE18 2HZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Duncroft is in council tax band E. 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 25 Duncroft, Greenwich, London, SE18 2HZ. Each answer is also embedded as structured data for search engines.
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- Every home in SE18 2HZSold prices, values and energy ratings for the postcode
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- 25 Duncroft, Greenwich, London valuationHow the estimate is built and what moves it
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