25b, Vanbrugh Hill, London, SE3 7UE
About 25b
25b is a two-bedroom semi-detached house in London (SE3 7UE). It has a recorded floor area of 82 m² (around 883 sq ft) and construction records dating it to before 1900. Tenure is freehold. At 82 m² this is the 4th smallest of 6 units on EPC record in the building, where floor areas span 42–95 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (August 2015) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). The latest certificate is from August 2015, so improvements made since then won't be reflected.
It hasn't traded since August 2001, a hold of 25 years that's notably long for the area. Across 1997–2001, sale prices on this property compounded at 14.6% per year. Today's modelled estimate of £548,000 sits 163.5% above the 2001 sale of £208,000. On a £-per-square-foot basis, the last sale (£236/sq ft) was about 31.4% below the postcode norm.
Know exactly what you're buying at 25b
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- Communal gardenYes
Building
- TenureFreehold
- RefurbishedYes
Energy performance
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Aug 2025
EPC Rating
Planning history
25b has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
25b's modelled value sits at over four times its earliest registered sale price (1997).
£548,000
Modelled from EPC, postcode comparables and a sale-price growth of 14.6% per year over 4 years.
£208,000
Growth on file: 14.6% per year over 4 years.
Sales timeline
30 August 2001Most recent
£208,000
+80.9%over 4 years29 April 1997
£115,000
Median price across the last 5 sales in SE3 7UE: £695,000 (2025–2019).
Nearby sales in SE3 7UE
17a, Vanbrugh Hill, Greenwich, London, SE3 7UE
Sold Mar 2025
£580,00025b 25c, Vanbrugh Hill, Greenwich, London, SE3 7UE
Sold Jan 2025
£695,00015 Vanbrugh Hill, Greenwich, London, SE3 7UE
Sold Aug 2024
£1,950,00013c, Vanbrugh Hill, Greenwich, London, SE3 7UE
Sold Jan 2023
£698,7501a, Flat D, Vanbrugh Hill, London, SE3 7UE
Sold Feb 2019
£450,000
Everything we know about 25b, 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 Vanbrugh Hill homes
On habitable rooms, 25b stands well clear of the street.
Price per m²
£2,537
Street avg £5,496
Floor Area
82 m²
Street avg 70 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.7 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
0.0 km
Ulundi Road — bus stop.
Closest school
0.3 km
The John Roan 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
52.3dB
Night-time· 23:00 – 07:00
41.8dB