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Get started8 Watersmeet Way, Bexley, London, SE28 8PU
About 8 Watersmeet Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Watersmeet Way is a mid-terrace house in Bexley, London, London (SE28 8PU). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1991-1995 and council tax band B. At 52 m² this is the 3rd smallest of 21 units on EPC record in the building, where floor areas span 40–160 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (May 2025) shows a C (score 71). When first surveyed in October 2014 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Poor to Very Poor and main heating dropped from Average to Poor. Main heating runs on electricity.
It hasn't traded since May 1997, a hold of 29 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 £193,000 sits 484.8% above the 1997 sale of £33,000. On a £-per-square-foot basis, the last sale (£59/sq ft) was about 61.9% below the postcode norm. At 52 m² it sits well below the postcode median (94 m² across 20 EPCs), making it one of the more compact homes locally.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
May 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.2 t/year
Occupancy
Rented
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 8 Watersmeet Way was the lowest on Land Registry record across the postcode.
Current estimate
See how we calculated this£193,000
Modelled from EPC, postcode comparables.
Last sold (1997)
£33,000
Recorded with HM Land Registry.
Sales timeline
Versus other Watersmeet Way homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
8 Watersmeet Way is notably below the street on price per m².
Price per m²
£635
Street avg £2,793
Floor Area
52 m²
Street avg 57 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
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.
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
Everything within walking distance
Schools, transport stops and scenic spots near this property — 64 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Watersmeet Way, Bexley, London, SE28 8PU. Each answer is also embedded as structured data for search engines.