35e, Montpelier Vale, Lewisham, London, SE3 0TJ
About 35e
35e is a mid-terrace house in Lewisham, London, London (SE3 0TJ). It has a recorded floor area of 62 m² (around 667 sq ft) and construction records dating it to before 1900. At 62 m² this is the smallest unit on EPC record across the building (62–135 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (November 2018) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since November 2008. Between certificates, window efficiency went from Very Poor to Poor; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 78).
Today's modelled estimate of £428,000 sits 74.7% above the 2012 sale of £245,000. At 62 m² it's 21.6% larger than the typical home in the postcode (51 m² median across 10 EPCs). 14 years since the last transfer (July 2012).
Know exactly what you're buying at 35e
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water efficiency decreased
Single glazing replaced with double or better glazing
Planning history
35e has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
35e valuation sits well clear of the typical sold price in this postcode.
£428,000
Modelled from EPC, postcode comparables.
£245,000
Recorded with HM Land Registry.
Sales timeline
4 July 2012Most recent
£245,000
Median price across the last 5 sales in SE3 0TJ: £320,000 (2025–2004).
Everything we know about 35e, 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 Montpelier Vale homes
EPC Rating
59 (D)
Street avg 59 (D)
Floor Area
62 m²
Street avg 60 m²
CO₂ Emissions
3.2 t/year
Street avg 3.1 t/year
Habitable Rooms
3 rooms
Street avg 3 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
0.0 km
Royal Parade (SE3) — 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
53.3dB
Night-time· 23:00 – 07:00
43.7dB