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25 Birkbeck Hill, Lambeth, London, SE21 8JS

2 planning records

Estimated value

£730,000

  • Since the 2025 sale (£605,000)+21%
  • Against SE21 8JS's recent median (£720,000)+1%

Newest record on this page: December 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
Habitable rooms
4
From EPC
Floor area
84 m²
904 sq ft
Energy rating
D
Score 63
Council tax
Band E
Tenure
Owner Occupied
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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

£730,000

  • Against its 2025 sale (£605,000)+21%
  • Against SE21 8JS's recent median (£720,000)+1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Birkbeck Hill is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE21 8JS. 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

    84 m² from the EPC lodged in May 2025

  • Sales of this home

    1 sale recorded, the latest in 2025

  • Recent sales in SE21 8JS

    5 sales, median £720,000 (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
Planning1 of 2 applicationsFull 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.

25 Birkbeck Hill valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 20 July 2025Most recent

    £605,000

Median price across the last 5 sales in SE21 8JS: £720,000 (2025–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 25 Birkbeck Hill, Lambeth, London, SE21 8JS. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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 25 Birkbeck Hill

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

25 Birkbeck Hill is a mid-terrace house in Lambeth, London, London (SE21 8JS). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (May 2025) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in September 2012 the rating was G, the property has climbed 3 bands since. Between certificates, window efficiency went from Very Poor to Average, hot-water efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 88), a 2-band jump.

A recent sale: £605,000 in July 2025. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. At 84 m² it's 24.4% larger than the typical home in the postcode (68 m² median across 48 EPCs). Today's modelled estimate of £730,000 is 20.7% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£669/sq ft) was about 152.4% above the typical sold price in the postcode.

Before you decide

Everything you need to know about 25 Birkbeck Hill

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 3)
May 2025

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 25 May 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

May 2025from Sept 2012
EPC improved fromG1toD60
Heating System
Room HeatersGas Boiler

Upgraded to gas central heating

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Windows
SinglePartial Double

Single glazing replaced with double or better glazing

Low Energy Lighting
45%67%

More low energy lighting installed

May 2025from May 2025
Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Low Energy Lighting
67%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 25 Birkbeck Hill, Lambeth, London, SE21 8JS, sourced from the PlanIt planning register.

2 applications on record at 25 Birkbeck Hill, Lambeth, London, SE21 8JS

2decisions1extensions16documents1nearby
  1. Sept 2023
    RenovationFull
    Outcome in report

    Replacement of the existing single glazed timber windows to the front elevation with double glazed UPVC sash windows and replacement of the existing single glazed timber windows and a door to the rear elevation with double glazed UPVC windows (sash and casement) and door.

    New Windows
    Documents
    10 docs on file
    Reference
    23/02225/FUL
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 25 Birkbeck Hill, Lambeth, London, SE21 8JS's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 1 notable nearby
  • The 16 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Birkbeck Hill homes

Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 25 Birkbeck Hill runs well behind the street norm.

Price per m²

£7,202

Street avg £5,667

Strongly above

Floor Area

84 m²

Street avg 102 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

3.6 t/year

Street avg 4.2 t/year

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

Rail-style transport is unusually close for this postcode.

Crime

66/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Avenue Park Road — bus stop.

Closest school

0.3 km

The Elmgreen School. 64 schools nearby.

Nearest schools

  • The Elmgreen SchoolSecondary302m
  • Rosendale Primary SchoolPrimary635m
  • Fenstanton Primary SchoolPrimary806m
  • City Heights E-ACT AcademySecondary806m

Nearest stops

  • Avenue Park RoadBus stop175m
  • Elmcourt RoadBus stop185m
  • Tulse Hill StationRailway station207m
  • Tulse Hill Rail StationRailway station243m

Most reported crime locally

  • Violence & Sexual Offences290 reports24%
  • Vehicle Crime203 reports17%
  • Anti-social Behaviour162 reports14%
  • Other Theft126 reports11%

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 SE21 8JS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for SE21 8JS

Daytime· 07:00 – 23:00

54.1dB

Low
Night-time road noise heatmap for SE21 8JS

Night-time· 23:00 – 07:00

45.0dB

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

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 £1,220 · 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.
£719k

1 Chalford Road, Lambeth

SE21 8BX

2 bed
£766k

1 Charles Nex Mews, Lambeth

SE21 8HW

2 bed2 bath
£689k

1 Cokers Lane, Lambeth

SE21 8NF

£671k

1 Lincoln Mews, Thurlow Park Road, Lambeth

SE21 8HP

2 bed2 bath
£660k

1 Bowen Drive, Southwark

SE21 8NS

£653k

1 Kennoldes, Croxted Road, Southwark

SE21 8SS

3 bed1 bath
£626k

1 Leonora Tyson Mews, Lambeth

SE21 8GA

£617k

1 Dalkeith Road, Lambeth

SE21 8LT

1 bed

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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 25 Birkbeck Hill is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE21 8JS. 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 Birkbeck Hill. 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 Birkbeck Hill was lodged in May 2025 at band D and is valid until May 2035. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 25 Birkbeck Hill. 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 18 months, which places each incident at an approximate point. The 64 schools and 30 stops listed are measured in a straight line from SE21 8JS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
25 Birkbeck Hill 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Birkbeck Hill, Lambeth, London, SE21 8JS. Each answer is also embedded as structured data for search engines.

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