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88b, Plumstead Common Road, London, SE18 3RE

Estimated value

£213,000

  • Since the 2003 sale (£87,000)+145%
  • Against SE18 3RE's recent median (£700,000)-70%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 02
Bedroom
1
Floor area
57 m²
614 sq ft
Energy rating
C
Score 77
Council tax
Band B
Tenure
Freehold
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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

£213,000

  • Against its 2003 sale (£87,000)+145%
  • Against SE18 3RE's recent median (£700,000)-70%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 88b is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 3RE. 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

    57 m² from the EPC lodged in March 2025

  • Sales of this home

    1 sale recorded, the latest in 2003

  • Recent sales in SE18 3RE

    5 sales, median £700,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

88b valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 16 April 2003Most recent

    £87,000

Median price across the last 5 sales in SE18 3RE: £700,000 (2025–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 88b, Plumstead Common Road, London, SE18 3RE. 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

Overview

About 88b

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

88b is a one-bedroom mid-terrace house in London (SE18 3RE). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1930-1949 and council tax band B. Tenure is freehold. At 57 m² this is the 3rd smallest of 7 units on EPC record in the building, where floor areas span 47–59 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2025) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since April 2024. Between certificates, wall efficiency went from Very Poor to Good and window efficiency went from Average to Good.

It hasn't traded since April 2003, a hold of 23 years that's notably long for the area. Today's modelled estimate of £213,000 sits 144.8% above the 2003 sale of £87,000. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count.

Specifications

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

  • Bedrooms1

Outside

  • Shared gardenYes
  • ParkingYes

Building

  • TenureFreehold
  • Central heatingYes
  • RefurbishedYes
Before you decide

Everything you need to know about 88b

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

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

88b's carbon output is low for the local stock.

Current Certificate(1 of 2)
Mar 2025

EPC Rating

A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 17 March 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2025from Apr 2024
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Windows
AverageGood

Window efficiency improved

Walls
Very PoorGood

Wall insulation improved

Low Energy Lighting
80%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 88b, Plumstead Common Road, London, SE18 3RE, sourced from the PlanIt planning register.

88b has no planning applications on record.

34

But the area is active

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

On the street

Versus other Plumstead Common Road homes

Four headline reads against 18 similar flats on this street, drawn from the latest EPC and Land Registry data.

88b outperforms the street on epc rating by a wide margin.

Price per m²

£1,526

Street avg £1,805

On par

Floor Area

57 m²

Street avg 60 m²

On par

Habitable Rooms

2 rooms

Street avg 2 rooms

On par

CO₂ Emissions

1.4 t/year

Street avg 2.6 t/year

Strongly above
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

Crime

690/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Kirk Lane — bus stop.

Closest school

0.3 km

St Margaret's Church of England Primary School. 42 schools nearby.

Nearest schools

  • St Margaret's Church of England Primary SchoolPrimary255m
  • Plumcroft Primary SchoolPrimary367m
  • Nightingale Primary SchoolPrimary375m
  • Notre Dame Catholic Primary SchoolPrimary567m

Nearest stops

  • Kirk LaneBus stop53m
  • Blendon TerraceBus stop171m
  • Trinity ChurchBus stop182m
  • Bloomfield Road / Plumstead Common RoadBus stop307m

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 3RE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for SE18 3RE

Daytime· 07:00 – 23:00

51.1dB

Low
Night-time road noise heatmap for SE18 3RE

Night-time· 23:00 – 07:00

39.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th century2nd Floor FlatFreeholdEPC CSolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£307k

1 Edge Hill, Greenwich

SE18 3SQ

2 bed1 bath
£216k

1 Herbert Road, Greenwich

SE18 3TB

£218k

1 Keeble Close, Wrottesley Road, Greenwich

SE18 3UA

£225k

1 Barnfield Gardens, Plumstead Common Road, Greenwich

SE18 3QT

£408k

1 Ankerdine Crescent, Greenwich

SE18 3LJ

3 bed
£488k

1 Cantwell Road, Greenwich

SE18 3LN

3 bed1 bath
£529k

1 Condover Crescent, Greenwich

SE18 3LZ

3 bed1 bath
£555k

1 Ashridge Crescent, Greenwich

SE18 3EA

3 bed1 bath

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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 88b is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE18 3RE. 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 88b. 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 88b was lodged in March 2025 at band C and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 88b. 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 42 schools and 30 stops listed are measured in a straight line from SE18 3RE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
88b is in council tax band B. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 88b, Plumstead Common Road, London, SE18 3RE. Each answer is also embedded as structured data for search engines.

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