Model valuation£417,0008 Busby Close
Local market context
13 Admaston Road, Greenwich, London, SE18 2TU
7 sales on record
Estimated value
£421,000
- Since the 2021 sale (£384,000)+10%
- Against SE18 2TU's recent median (£400,000)+5%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
64 m²
689 sq ft
Energy rating
D
Score 66
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
£421,000
- Against its 2021 sale (£384,000)+10%
- Against SE18 2TU's recent median (£400,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Admaston Road is modelled from its 64 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in SE18 2TU. 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
64 m² from the EPC lodged in April 2012
Sales of this home
7 sales recorded, the latest in 2021
Recent sales in SE18 2TU
5 sales, median £400,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
Price for 13 Admaston Road has grown more than fourfold since the 1996 starting point.
Sales timeline
2 November 2021Most recent
£384,000
+10.5%over 3 years30 July 2018
£347,500
+93.1%over 5 years16 August 2012
£180,000
+16.1%over 7 years31 July 2005
£155,000
+9.2%over 1 year26 August 2003
£142,000
+163.0%over 4 years17 December 1998
£54,000
+20.0%over 2 years27 May 1996
£45,000
Median price across the last 5 sales in SE18 2TU: £400,000 (2026–2022).
Nearby sales in SE18 2TU
49 Admaston Road, Greenwich, London, SE18 2TU
Sold Mar 2026
£400,0001 Admaston Road, Greenwich, London, SE18 2TU
Sold Aug 2025
£420,00027 Admaston Road, Greenwich, London, SE18 2TU
Sold Apr 2025
£360,00055 Admaston Road, Greenwich, London, SE18 2TU
Sold Nov 2024
£412,50043 Admaston Road, Greenwich, London, SE18 2TU
Sold Dec 2022
£380,000
What this page doesn't show
1 potential issue has already been flagged for 13 Admaston Road, Greenwich, London, SE18 2TU. 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 13 Admaston Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Admaston Road is a two-bedroom mid-terrace house in Greenwich, London, London (SE18 2TU). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2012) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 89), a 2-band jump. The latest certificate is from April 2012, so improvements made since then won't be reflected. Period features are noted in the property record.
Across 1996–2021, sale prices on this property compounded at 8.8% per year. On a £-per-square-foot basis, the last sale (£557/sq ft) was about 142.9% above the typical sold price in the postcode. Last sale on file: £384,000 in November 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
- Dining roomYes
Outside
- Private gardenYes
Building
- Heating systemGas
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 13 Admaston Road
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 15 Apr 2022
Current Certificate
Apr 2012EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 April 2022
Planning history
Applications and permits filed against 13 Admaston Road, Greenwich, London, SE18 2TU, sourced from the PlanIt planning register.
13 Admaston Road 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 Admaston Road homes
Four headline reads against 26 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Admaston Road outperforms the street on price per m² by a wide margin.
Price per m²
£6,000
Street avg £5,279
Floor Area
64 m²
Street avg 74 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.4 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.
Crime
690/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Blendon Terrace — bus stop.
Closest school
0.3 km
Plumcroft Primary School. 44 schools nearby.
Nearest schools
- Plumcroft Primary SchoolPrimary348m
- St Margaret's Church of England Primary SchoolPrimary395m
- Plumstead Manor SchoolSecondary539m
- Greenslade Primary SchoolPrimary573m
Nearest stops
- Blendon TerraceBus stop129m
- Kirk LaneBus stop202m
- Plumstead Common / The ShipBus stop214m
- Old Mill Rd /Plumstead Comm RdBus stop298m
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 2TU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
39.0dB
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 DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, 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.
£451k
1 Admaston Road, Greenwich
SE18 2TU
2 bed
£557k
1 Ancaster Street, Greenwich
SE18 2HX
2 bed1 bath
£273k
1 Heathfield Terrace, Greenwich
SE18 2NW
2 bed1 bath
£430k
1 Combeside, Greenwich
SE18 2DP
3 bed1 bath
£440k
1 Duncroft, Greenwich
SE18 2HZ
3 bed1 bath
£400k
1 Bournewood Road, Greenwich
SE18 2AX
3 bed
£386k
1 Bassant Road, Greenwich
SE18 2NP
1 bed1 bath
£499k
1 Cheriton Drive, Greenwich
SE18 2RE
3 bed
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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 13 Admaston Road is modelled from its 64 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in SE18 2TU. 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. 7 sales are recorded for 13 Admaston Road. 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 13 Admaston Road was lodged in April 2012 at band D and expired in April 2022, 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 13 Admaston Road. 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 44 schools and 30 stops listed are measured in a straight line from SE18 2TU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Admaston Road 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 13 Admaston Road, Greenwich, London, SE18 2TU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in SE18 2TUSold prices, values and energy ratings for the postcode
- SE 18 property marketPrices, postcodes, schools and transport across the district
- 13 Admaston Road, Greenwich, London valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales