Model valuation£417,0008 Busby Close
Local market context
Watt House, Flat 3, Knee Hill, Bexley, London, SE2 0AG
Estimated value
£256,000
- Since the 2025 sale (£231,000)+11%
- Against SE2 0AG's recent median (£115,000)+123%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 1st
Bedrooms
2
Bathroom
1
Floor area
66 m²
710 sq ft
Energy rating
D
Score 58
Council tax
Band B
Tenure
Social Rental
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
£256,000
- Against its 2025 sale (£231,000)+11%
- Against SE2 0AG's recent median (£115,000)+123%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Watt House is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE2 0AG. 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
66 m² from the EPC lodged in September 2014
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in SE2 0AG
5 sales, median £115,000 (2011–1998)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 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.
Latest sale on Watt House was the highest on Land Registry record across the postcode.
Sales timeline
21 February 2025Most recent
£231,000
Median price across the last 5 sales in SE2 0AG: £115,000 (2011–1998).
What this page doesn't show
1 potential issue has already been flagged for Watt House, Flat 3, Knee Hill, Bexley, London, SE2 0AG. 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 Watt House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Watt House is a two-bedroom end-of-terrace house in Bexley, London, London (SE2 0AG). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to 1950-1966 and council tax band B. At 66 m² this is the 4th smallest of 5 units on EPC record in Watt House, where floor areas span 54–66 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (58 versus a best of 79). The latest certificate (September 2014) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 77). The latest certificate is from September 2014, so improvements made since then won't be reflected.
It changed hands recently, sold February 2025 for £231,000. Today's modelled estimate of £256,000 is 10.8% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£325/sq ft) was about 188.8% above the typical sold price in the postcode.
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
- Bathrooms1
Before you decide
Everything you need to know about Watt House
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.
Watt House's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Sept 2024
Current Certificate
Sept 2014EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Rented
Certificate validity
Expired on 26 September 2024
Planning history
Applications and permits filed against Watt House, Flat 3, Knee Hill, Bexley, London, SE2 0AG, sourced from the PlanIt planning register.
Watt House 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 Knee Hill homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
Watt House outperforms the street on price per m² by a wide margin.
Price per m²
£3,500
Street avg £1,942
Floor Area
66 m²
Street avg 61 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.5 t/year
Street avg 2.3 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.
Rail-style transport is unusually close for this postcode.
Crime
196/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Woolwich Road / Brampton Road — bus stop.
Closest school
0.7 km
Alexander McLeod Primary School. 52 schools nearby.
Nearest schools
- Alexander McLeod Primary SchoolPrimary708m
- Bedonwell Infant and Nursery SchoolPrimary899m
- Bedonwell Junior SchoolPrimary899m
- Hillsgrove Primary SchoolPrimary965m
Nearest stops
- Woolwich Road / Brampton RoadBus stop148m
- Bostall Hill / Brampton RoadBus stop161m
- Burcharbro RoadBus stop273m
- Hurst LaneBus stop287m
Most reported crime locally
- Violence & Sexual Offences966 reports29%
- Anti-social Behaviour720 reports22%
- Vehicle Crime384 reports12%
- Criminal Damage & Arson207 reports6%
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 SE2 0AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.4dB
Night-time· 23:00 – 07:00
43.6dB
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
Mid 20th century1st Floor FlatEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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.
£259k
Arras House, Flat 12, Woolwich Road, Bexley
SE2 0PZ
Flat2 bed1 bath
£243k
Abbey House, Flat 4, New Road, Bexley
SE2 0QA
Flat2 bed1 bath
£277k
Arras House, Flat 3, Woolwich Road, Bexley
SE2 0PZ
Flat2 bed1 bath
£235k
Bell House, Flat 3, Hurst Lane, Bexley
SE2 0QF
Flat2 bed1 bath
£286k
Arras House, Flat 11, Woolwich Road, Bexley
SE2 0PZ
Flat3 bed1 bath
£304k
Abbey House, Flat 6, New Road, Bexley
SE2 0QA
Flat3 bed
£260k
Arras House, Flat 6, Woolwich Road, Bexley
SE2 0PZ
Flat
£265k
Bell House, Flat 11, Hurst Lane, Bexley
SE2 0QF
Flat
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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 Watt House is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE2 0AG. 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 Watt House. 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 Watt House was lodged in September 2014 at band D and expired in September 2024, 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 Watt House. 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 52 schools and 30 stops listed are measured in a straight line from SE2 0AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Watt House 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 Watt House, Flat 3, Knee Hill, Bexley, London, SE2 0AG. Each answer is also embedded as structured data for search engines.
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- Every home in SE2 0AGSold prices, values and energy ratings for the postcode
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- Watt House, Flat 3, Knee Hill, Bexley, London valuationHow the estimate is built and what moves it
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