Model valuation£417,0008 Busby Close
Local market context
13 Breakspears Mews, Lewisham, London, SE4 1PY
4 sales on record2 planning records
Estimated value
£754,000
- Since the 2019 sale (£660,000)+14%
- Against SE4 1PY's recent median (£549,000)+37%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathrooms
2
Floor area
60 m²
646 sq ft
Energy rating
C
Score 72
Council tax
Band E
Tenure
Freehold
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£754,000
- Against its 2019 sale (£660,000)+14%
- Against SE4 1PY's recent median (£549,000)+37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Breakspears Mews is modelled from its 60 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in SE4 1PY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
60 m² from the EPC lodged in July 2026
Sales of this home
4 sales recorded, the latest in 2019
Recent sales in SE4 1PY
5 sales, median £549,000 (2023–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Price for 13 Breakspears Mews has grown more than fourfold since the 1998 starting point.
Sales timeline
11 June 2019Most recent
£660,000
+164.0%over 13 years12 January 2006
£249,995
+25.8%over 4 years28 June 2001
£198,750
+60.3%over 2 years16 July 1998
£123,950
Median price across the last 5 sales in SE4 1PY: £549,000 (2023–2014).
Nearby sales in SE4 1PY
17 Breakspears Mews, Lewisham, London, SE4 1PY
Sold Jul 2023
£440,0008 Breakspears Mews, Lewisham, London, SE4 1PY
Sold Jul 2020
£630,00010 Breakspears Mews, Lewisham, London, SE4 1PY
Sold Nov 2014
£549,00012 Breakspears Mews, Lewisham, London, SE4 1PY
Sold Oct 2014
£540,0002 Breakspears Mews, Lewisham, London, SE4 1PY
Sold Jul 2014
£680,000
What this page doesn't show
1 potential issue has already been flagged for 13 Breakspears Mews, Lewisham, London, SE4 1PY. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 13 Breakspears Mews
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Breakspears Mews is a three-bedroom mid-terrace house in Lewisham, London, London (SE4 1PY). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1996-2002 and council tax band E. Tenure is freehold. The latest certificate (July 2026) shows a C (score 72). The rating has held steady at C across 2 certificates since November 2018. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to B (score 85). This certificate was lodged in the last six months, so the rating reflects current condition.
At 60 m² it sits well below the postcode median (96 m² across 12 EPCs), making it one of the more compact homes locally. Sold June 2019 for £660,000. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2019, sale prices on this property compounded at 8.3% per year. Today's modelled estimate of £754,000 is 14.2% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£1,022/sq ft) was about 377.4% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms2
Outside
- GarageYes
Building
- TenureFreehold
- Heating systemGas
- ConciergeYes
Before you decide
Everything you need to know about 13 Breakspears Mews
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Jul 2026
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 23 July 2036
Property Improvements
Changes detected from historical EPC data
Jul 2026from Nov 2018
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against 13 Breakspears Mews, Lewisham, London, SE4 1PY, sourced from the PlanIt planning register.
13 Breakspears Mews has an approved single-storey rear extension on the planning record.
2 applications on record at 13 Breakspears Mews, Lewisham, London, SE4 1PY
2decisions1extensions24documents19nearby
- Aug 2019RenovationFullOutcome in report
The removal of the garage door and installation of glazing and new cladding materials to the front elevation of 13 Breakspears Mews, SE4.
- Documents
- 11 docs on file
- Reference
- DC/19/112958
- More recent applications — locked
- ExtensionOct 2020Decision
Unlock 13 Breakspears Mews, Lewisham, London, SE4 1PY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 19 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Breakspears Mews homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Breakspears Mews outperforms the street on price per m² by a wide margin.
Price per m²
£11,000
Street avg £3,745
Floor Area
60 m²
Street avg 101 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
1.8 t/year
Street avg 3.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
146/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Lewisham College / Ashmead School — bus stop.
Closest school
0.2 km
Ashmead Primary School. 73 schools nearby.
Nearest schools
- Ashmead Primary SchoolPrimary186m
- Myatt Garden Primary SchoolPrimary313m
- St Stephen's CofE Primary SchoolPrimary332m
- Oak Gardens Primary SchoolPrimary357m
Nearest stops
- Lewisham College / Ashmead SchoolBus stop141m
- Lucas StreetBus stop222m
- St JohnsRailway station323m
- Tyrwhitt Road/St Johns StationBus stop359m
Most reported crime locally
- Violence & Sexual Offences734 reports28%
- Anti-social Behaviour585 reports22%
- Vehicle Crime226 reports9%
- Other Theft212 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around SE4 1PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
44.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Late 20th centuryMid-Terrace HouseFreeholdEPC C
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 13 Breakspears Mews is modelled from its 60 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in SE4 1PY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 4 sales are recorded for 13 Breakspears Mews. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 13 Breakspears Mews was lodged in July 2026 at band C and is valid until July 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 13 Breakspears Mews. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 18 months, which places each incident at an approximate point. The 73 schools and 30 stops listed are measured in a straight line from SE4 1PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Breakspears Mews is in council tax band E. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 13 Breakspears Mews, Lewisham, London, SE4 1PY. Each answer is also embedded as structured data for search engines.
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