Model valuation£417,0008 Busby Close
Local market context
88c, Plumstead Common Road, London, SE18 3RE
Estimated value
£215,000
- Since the 1998 sale (£44,995)+378%
- Against SE18 3RE's recent median (£700,000)-69%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
57 m²
614 sq ft
Energy rating
C
Score 77
Council tax
Band B
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
£215,000
- Against its 1998 sale (£44,995)+378%
- Against SE18 3RE's recent median (£700,000)-69%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 88c 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 1998
Recent sales in SE18 3RE
5 sales, median £700,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
88c's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
6 November 1998Most recent
£44,995
Median price across the last 5 sales in SE18 3RE: £700,000 (2025–2020).
Nearby sales in SE18 3RE
100 Plumstead Common Road, Greenwich, London, SE18 3RE
Sold Nov 2025
£739,00088a, Plumstead Common Road, Greenwich, London, SE18 3RE
Sold Sept 2024
£233,00096 Plumstead Common Road, Greenwich, London, SE18 3RE
Sold Nov 2022
£720,000110 Plumstead Common Road, Greenwich, London, SE18 3RE
Sold Nov 2021
£700,00086 Plumstead Common Road, Greenwich, London, SE18 3RE
Sold Feb 2020
£670,000
What this page doesn't show
1 potential issue has already been flagged for 88c, 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
About 88c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
88c is a 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. 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.
It hasn't traded since November 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £215,000 sits 377.8% above the 1998 sale of £44,995. On a £-per-square-foot basis, the last sale (£73/sq ft) was about 52.2% below the postcode norm.
Before you decide
Everything you need to know about 88c
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.
88c's carbon output is low for the local stock.
Current Certificate
Mar 2025EPC 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
Planning history
Applications and permits filed against 88c, Plumstead Common Road, London, SE18 3RE, sourced from the PlanIt planning register.
88c 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.
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.
Years Held for 88c runs comfortably ahead of the street norm.
Price per m²
£789
Street avg £1,897
Floor Area
57 m²
Street avg 60 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.4 t/year
Street avg 2.6 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
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.
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· 07:00 – 23:00
51.1dB
Night-time· 23:00 – 07:00
39.3dB
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 3 Building Survey
Early 20th century2nd Floor FlatEPC 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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£273k
1 Eglinton Road, Greenwich
SE18 3SL
£278k
1 Campbell Close, Greenwich
SE18 3RX
£307k
1 Edge Hill, Greenwich
SE18 3SQ
2 bed1 bath
£359k
1 Actaeon Mews, Herbert Road, Greenwich
SE18 3PP
£388k
1 Delvan Close, Greenwich
SE18 3TA
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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 88c 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 88c. 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 88c was lodged in March 2025 at band C and is valid until March 2035. 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 88c. 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
- 88c 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 88c, Plumstead Common Road, London, SE18 3RE. Each answer is also embedded as structured data for search engines.
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