23a, Tranquil Vale, Lewisham, London, SE3 0BU
About 23a
23a is a mid-terrace house in Lewisham, London, London (SE3 0BU). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (December 2016) shows a G (score 16), near the bottom of the EPC scale. The rating has held steady at G across 2 certificates since February 2009. Between certificates, lighting dropped from Good to Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 73), a 4-band jump. Main heating runs on electricity. At 63 m² this is the 4th smallest of 9 units on EPC record in the building, where floor areas span 30–154 m². The building's EPC ratings span G to C, with this unit at the bottom. On EPC score it ranks last in the building (16 versus a best of 71).
At 63 m² it's 25.9% smaller than the typical home in the postcode (85 m² median across 8 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 23a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
23a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system changed
Heating controls upgraded for better temperature management
Low energy lighting percentage decreased
Planning history
23a has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
23a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£483,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in SE3 0BU: £750,000 (2024–2011).
Everything we know about 23a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Tranquil Vale homes
EPC Rating for 23a lags the street by a wide margin.
EPC Rating
16 (G)
Street avg 61 (D)
Floor Area
63 m²
Street avg 87 m²
CO₂ Emissions
7.2 t/year
Street avg 3.7 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Tranquil Vale — bus stop.
Closest school
0.2 km
John Ball Primary School. 59 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.2dB
Night-time· 23:00 – 07:00
42.4dB