12 Eastbrook Road, Greenwich, London, SE3 8BP
About 12 Eastbrook Road
12 Eastbrook Road is a seven-bedroom detached house in Greenwich, London, London (SE3 8BP). It has a recorded floor area of 268 m² (around 2887 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (August 2009) shows an E (score 45), well below the UK norm with real room to improve. The latest certificate is from August 2009, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Held since December 2010 — that's 15 years off the open market, well above the local norm. At 268 m² the property is well over the postcode median (55 m² across 17 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). 7 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 2002–2010, sale prices on this property compounded at 5.8% per year. Today's modelled estimate of £2,276,000 sits 64.9% above the 2010 sale of £1,380,000. On a £-per-square-foot basis, the last sale (£478/sq ft) was about 46.3% above the typical sold price in the postcode. 3 planning records sit against the property, 1 approved, 1 refused. Past consents include tree works, meaningful when judging how the property has evolved.
Know exactly what you're buying at 12 Eastbrook Road
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
- Bedrooms7
- Bathrooms3
- Dining roomYes
- ConservatoryYes
Outside
- Private gardenRear
- GarageDetached
Energy performance
12 Eastbrook Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Aug 2019
EPC Rating
Planning history
A tree works application was refused at 12 Eastbrook Road in 2023.
- Jun 2023Tree WorksTreesIn report
T1 Front garden Bay tree reduce by 30%, Back garden T2 Oak tree current height 15m, radial spread 6m to reduce in height by 2-3m and reduce spread by 2-3m, leaving tree at a current of 12-13m and a radial spread of 3-4m, all back to previous reduction points because its close to property, excessive shading and the debris of acorns. T3 Pear tree cut back lateral overhang from lawn by 3m. T4 Chesnut tree crown reduce by 30% to allow light in the garden and to reduce branch failure. T5 and T6 self sowed ash trees smothered in creeper to fell because damaging walls to adjacent garages. G7 Group of leylandi conifers located in neighbouring garden trim back overhang into 12 Eastbrook road.
- Documents
- 13 docs on file
- Reference
- 20/3820/TC
- Mar 2022Tree WorksTreesIn report
T1 - Bay (red) - reduce height by 3m (from 8m to 5m), T2 - Oak (yellow) - crown reduction by 2.5m (height from 11m to 8.5m and width from 11m to 8.5m), T3 - Fruit tree (blue) - lateral crown reduction one face by 1.5m, leaving growth points - lateral branch reduction from 6m to 4.5m, T4 - Horse Chestnut (green) - lateral crown reduction once face by 1.5m, leaving suitable growth points - lateral branch reduction from 4.5m to 3.5m and T5 - Ash (orange) - to fell as tree has compromised neighbouring structure, causing damage to brick work and tree is in poor form
- Agent
- Crown Tree Surgeons Ltd
- Documents
- 10 docs on file
- Reference
- 22/0662/TP
We flagged 2 things worth checking at 12 Eastbrook Road
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.
- Signs of HMO activity in the area
- A planning decision worth checking
30-day money-back guarantee
Sales history & valuation
12 Eastbrook Road valuation sits well clear of the typical sold price in this postcode.
£2,276,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.8% per year over 8 years.
£1,380,000
Growth on file: 5.8% per year over 8 years.
Sales timeline
9 December 2010Most recent
£1,380,000
+57.7%over 8 years31 October 2002
£875,000
Median price across the last 5 sales in SE3 8BP: £627,500 (2021–2018).
Nearby sales in SE3 8BP
7 Eastbrook Road, Greenwich, London, SE3 8BP
Sold Jun 2021
£1,650,0008 Eastbrook Road, Greenwich, London, SE3 8BP
Sold Jul 2020
£325,0006 Eastbrook Road, Greenwich, London, SE3 8BP
Sold Jan 2020
£1,423,0401a, Eastbrook Road, Greenwich, London, SE3 8BP
Sold Dec 2019
£627,500Garden Flat, 8 Eastbrook Road, Greenwich, London, SE3 8BP
Sold Jan 2014
£240,000
Everything we know about 12 Eastbrook Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- A planning decision worth checking
Versus other Eastbrook Road homes
On floor area, 12 Eastbrook Road stands well clear of the street.
Price per m²
£5,144
Street avg £5,629
Floor Area
268 m²
Street avg 208 m²
Habitable Rooms
10 rooms
Street avg 9 rooms
CO₂ Emissions
14.0 t/year
Street avg 12.4 t/year
Similar properties nearby
1 Dursley Road, Greenwich
SE3 8PA
1 Crosier Close, Greenwich
SE3 8NT
1 Brunswick Terrace, Banchory Road, Greenwich
SE3 8AL
1 Broad Walk, Greenwich
SE3 8NA
1 De Havilland Terrace, Old Dover Road, Greenwich
SE3 8SU
1 Harraden Road, Greenwich
SE3 8BZ
1 Couthurst Road, Greenwich
SE3 8TN
1 Galsworthy Crescent, Merriman Road, Greenwich
SE3 8RU
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Shooters Hill Rd /Eastbrook Rd — bus stop.
Closest school
0.2 km
Leigh Academy Blackheath. 57 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
55.5dB
Night-time· 23:00 – 07:00
47.1dB