23 Blackheath Grove, Lewisham, London, SE3 0DH
About 23 Blackheath Grove
23 Blackheath Grove is a four-bedroom semi-detached house in Lewisham, London, London (SE3 0DH). It has a recorded floor area of 160 m² (around 1722 sq ft), construction records dating it to 1991-1995 and council tax band F. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (January 2022) shows a C (score 72). The rating has held steady at C across 2 certificates since August 2010. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.
At 160 m² the property is well over the postcode median (74 m² across 9 EPCs), placing it in the larger end of the local stock. Most recent transfer: April 2022 at £1,699,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 5 planning records sit against the property, 3 approved, 1 refused. Past consents include new windows, an extension and a garage conversion, meaningful when judging how the property has evolved. Across 2006–2022, sale prices on this property compounded at 6.2% per year. On a £-per-square-foot basis, the last sale (£987/sq ft) was about 216.3% above the typical sold price in the postcode.
Know exactly what you're buying at 23 Blackheath Grove
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms4
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff street
Building
- EV chargerYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
A tree works application was refused at 23 Blackheath Grove in 2022.
- Aug 2022Tree WorksTreesIn report
FRONT: ONE Horse Chestnut (T1)(ht.15m) CROWN REDUCE HEIGHT by 1m to ht.14m, LATERAL REDUCE by 1m from 8m to 7m. Reason: the tree is casting too much shade and is too dominant and owner would like to plant more shrubs and flowering shrubs. FRONT: ONE Ash (T2)(ht.5m) FELL. Reason: the ash is under the canopy of, and too close to, Horse Chestnut (T1). FRONT: ONE Holm Oak (T3)(ht.4m) FELL. Reason: the tree is under the canopy of, and growing through the canopy of, Horse Chestnut (T1). FRONT: ONE Sycamore (T4)(ht.10m) CROWN REDUCE HEIGHT by 1.5m to ht.8.5m, LATERAL REDUCE by 1.5m from 4m to 2.5m. Reason: squirrel damage. FRONT: Sycamore (T5)(ht.5m) FELL. Reason: self-set, incorrect location for the tree. Informative A: the sensitive management to retain the mature horse chestnut T1 and sycamore tree T4 for public realm amenity beside the linear green infrastructure of the adjacent railway line for urban forest canopy/urban greening, wellbeing, wildlife, environment and to mitigate the climate and biodiversity emergencies is greatly appreciated. Informative B: if possible create log and wood piles or lay cut branches between poles as 'dead hedges' on site for wildlife habitat and biodiversity. Informative C: where there is suitable space, please retain natural regeneration or plant new trees for mixed age tree canopy, in addition to the proposed planting of shrubs, hedges, climbers, perennials, ground cover and bulbs for amenity and wildlife.
- Agent
- Trees Uk
- Documents
- 11 docs on file
- Reference
- DC/22/127544
- Apr 2022Tree WorksTreesIn report
FRONT: ONE Horse Chestnut (T1)(ht.15m) CROWN REDUCE HEIGHT by 1.5m to ht.13.5m, RADIUS REDUCE by 1m from approx.5m to approx.4m. Reason: The tree has elongated branches on S compass points towards railway and previously failed limbs, works to mitigate potential for further branch failure. FRONT: ONE multi-stemmed Ash (T2)(ht.4-6m) FELL. Reason: self seeded under the canopy of the Horse chestnut and close to the wall of the raised bed. FRONT: ONE twin-stemmed Sycamore (T3)(ht.11.5m) CROWN REDUCE HEIGHT by 1.5m to 10m, RADIUS REDUCE by 1.5m from 4.5m to 3m. Reason: to retain in its environment and improve shape. FRONT: ONE Holm Oak (T4)(ht.6m) CROWN REDUCE HEIGHT by 2m to ht.4m, REDUCE RADIUS by 2m on N compass point over drive to appropriate growing points. Reason: the tree is growing through the canopy of the Horse Chestnut, shape and size maintenance to avoid competing with the Horse Chestnut. Informative A: the sensitive management to retain the trees for amenity, urban greening, wellbeing, wildlife, environment and to mitigate the climate and biodiversity emergencies is greatly appreciated. Informative B: the property is within Lewisham borough, while the railsides beside the frontage (south) boundary are in Greenwich borough. Railsides provide important cross borough boundary green infrastructure. Informative C: Any access to the adjacent land to undertake works needs to be agreed with the landowner ? presumably Network Rail.
- Agent
- Trees Uk
- Documents
- 10 docs on file
- Reference
- DC/21/124732
We flagged 1 thing worth checking at 23 Blackheath Grove
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.
- A planning decision worth checking
30-day money-back guarantee
Sales history & valuation
Latest sale on 23 Blackheath Grove was the highest on Land Registry record across the postcode.
£1,563,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.2% per year over 16 years.
£1,699,000
Growth on file: 6.2% per year over 16 years.
Sales timeline
27 April 2022Most recent
£1,699,000
+25.9%over 4 years4 April 2018
£1,350,000
+25.0%over 7 years13 January 2011
£1,080,000
+64.1%over 4 years3 August 2006
£658,000
Median price across the last 5 sales in SE3 0DH: £610,000 (2024–2009).
Nearby sales in SE3 0DH
26 Blackheath Grove, Lewisham, London, SE3 0DH
Sold Jul 2024
£653,00034 Blackheath Grove, Lewisham, London, SE3 0DH
Sold Dec 2012
£675,00028 Blackheath Grove, Lewisham, London, SE3 0DH
Sold Jul 2011
£610,00030 Blackheath Grove, Lewisham, London, SE3 0DH
Sold May 2010
£499,99925b, Blackheath Grove, London, SE3 0DH
Sold Feb 2009
£170,000
Everything we know about 23 Blackheath Grove, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- A planning decision worth checking
Versus other Blackheath Grove homes
Price per m² for 23 Blackheath Grove runs comfortably ahead of the street norm.
Price per m²
£10,619
Street avg £6,290
Floor Area
160 m²
Street avg 93 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.0 t/year
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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
0.2 km
Blackheath — railway station.
Closest school
0.4 km
John Ball Primary School. 58 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
50.8dB
Night-time· 23:00 – 07:00
41.4dB