What type of property is 44 Watersmeet Way, SE28 8PU?

44 Watersmeet Way, SE28 8PU is a 3-bedroom mid-terrace house.

What did 44 Watersmeet Way, SE28 8PU sell for?

44 Watersmeet Way, SE28 8PU last sold for £128,000 in May 2002, around 24 years ago. Before that, it sold for £82,995 in May 1998, so prices have been rising over 4 years on record. Source: HM Land Registry.

What is the price history for 44 Watersmeet Way, SE28 8PU?

Across 2 sales between May 1998 and May 2002, 44 Watersmeet Way, SE28 8PU rose from £82,995 to £128,000, a change of £45,005. That works out to roughly +11.5% per year compounded over 4 years. Source: HM Land Registry.

What is the EPC rating for 44 Watersmeet Way, SE28 8PU?

The current EPC rating for 44 Watersmeet Way, SE28 8PU is D with a score of 68 out of 100, lodged in October 2021. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 44 Watersmeet Way, SE28 8PU?

44 Watersmeet Way, SE28 8PU has a recorded floor area of 85 m² (915 sq ft), around 28 m² per bedroom. Source: EPC Register.

How is 44 Watersmeet Way, SE28 8PU heated?

The latest EPC at 44 Watersmeet Way, SE28 8PU records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 44 Watersmeet Way, SE28 8PU?

44 Watersmeet Way, SE28 8PU is in council tax band C.

Where is 44 Watersmeet Way, SE28 8PU located?

44 Watersmeet Way, SE28 8PU sits in Bexley, London, London. It falls within the SE28 postcode district.

How safe is the area around 44 Watersmeet Way, SE28 8PU?

Police records around 44 Watersmeet Way, SE28 8PU show an average of 6 reported crimes per month over the last 14 months. Violent crime makes up roughly 56% of reports, the most common category. The overall trend is rising (190% versus the prior period). Source: Police UK.

Which schools serve 44 Watersmeet Way, SE28 8PU?

The closest primary school to 44 Watersmeet Way, SE28 8PU is Castilion Primary School (194m), one of 27 primaries within walking distance. The closest secondary is Riverside School (1.3km), with 7 secondaries in the surrounding area.

How well connected is 44 Watersmeet Way, SE28 8PU?

The closest bus stop to 44 Watersmeet Way, SE28 8PU is Manordene Road, 157m away. The nearest ferry option is Barking Riverside Pier, 848m away.

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44 Watersmeet Way, Bexley, London, SE28 8PU

Property type

Mid terrace

Bedrooms

Bathrooms

Floor area

85 m²

915 sq ft

Energy rating

Score 68

Council tax

Band C

Tenure

Private Rental

Overview

About 44 Watersmeet Way

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

44 Watersmeet Way is a three-bedroom mid-terrace house in Bexley, London, London (SE28 8PU). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (October 2021) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump.

It hasn't traded since May 2002, a hold of 24 years that's notably long for the area. Across 1998–2002, sale prices on this property compounded at 11.5% per year. Today's modelled estimate of £404,000 sits 215.6% above the 2002 sale of £128,000.

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

Bedrooms3
Bathrooms2
CloakroomYes

Outside

Private gardenYes
ParkingOff street

Building

Heating systemGas
RefurbishedYes

Before you decide

Everything you need to know about 44 Watersmeet Way

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

Signs of HMO activity in the area

£14.99one-off

30-day money-back guarantee

The data behind every report

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.

EPC Rating

D68

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

3.1 t/year

Occupancy

Rented

Planning

Planning history

Applications and permits filed against 44 Watersmeet Way, Bexley, London, SE28 8PU, sourced from the PlanIt planning register.

44 Watersmeet Way has no planning applications on record.

Notable planning nearby

20applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at 44 Watersmeet Way

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

Signs of HMO activity in the area

£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

44 Watersmeet Way's modelled value sits at over four times its earliest registered sale price (1998).

Current estimate

£404,000

Modelled from EPC, postcode comparables and a sale-price growth of 11.5% per year over 4 years.

See how we calculated this

Last sold (2002)

£128,000

Growth on file: 11.5% per year over 4 years.

Sales timeline

16 May 2002Most recent
£128,000
+54.2%over 3 years
21 May 1998
£82,995

Median price across the last 5 sales in SE28 8PU: £440,000 (2025–2022).

Nearby sales in SE28 8PU

On the street

Versus other Watersmeet Way homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, 44 Watersmeet Way runs well behind the street norm.

Price per m²

£1,506

Street avg £2,527

Below

Floor Area

85 m²

Street avg 111 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

3.1 t/year

Street avg 4.0 t/year

Strongly above

Before you decide

Everything you need to know about 44 Watersmeet Way

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

Signs of HMO activity in the area

£14.99one-off

30-day money-back guarantee

The data behind every report

Comparables

Similar properties nearby

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

£368k

1 Bayliss Avenue, Bexley

SE28 8NJ

3 bed

£338k

1 Austen Close, Greenwich

SE28 8AY

3 bed

£366k

1 Carnoustie Close, Bexley

SE28 8SH

2 bed1 bath

£356k

1 Arden Close, Bexley

SE28 8SL

2 bed1 bath

£461k

1 Courtauld Close, Greenwich

SE28 8RH

4 bed3 bath

£341k

1 Bertrand Way, Greenwich

SE28 8LL

2 bed1 bath

£337k

1 Chervil Mews, Greenwich

SE28 8EQ

2 bed

£331k

1 Courtland Grove, Bexley

SE28 8PA

2 bed1 bath

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

Reported crime in the wider district is trending notably upward year-on-year.

Crime

6/mo

Rising year-on-year across the wider district.

Nearest stop

0.2 km

Manordene Road — bus stop.

Closest school

0.2 km

Castilion Primary School. 34 schools nearby.

Go deeper on the local area

The full 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 SE28 8PU from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

49.1dB

Low

Night-time road noise heatmap for SE28 8PU

Night-time· 23:00 – 07:00

39.6dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 44 Watersmeet Way, Bexley, London, SE28 8PU. Each answer is also embedded as structured data for search engines.