Model valuation£417,0008 Busby Close
Local market context
8 Breakspears Mews, Lewisham, London, SE4 1PY
Listed building1 planning record
Estimated value
£786,000
- Since the 2020 sale (£630,000)+25%
- Against SE4 1PY's recent median (£549,000)+43%
Newest record on this page: July 2023. 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
100 m²
1076 sq ft
Energy rating
C
Score 77
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
£786,000
- Against its 2020 sale (£630,000)+25%
- Against SE4 1PY's recent median (£549,000)+43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Breakspears Mews is modelled from its 100 m² EPC floor area, its 2 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
100 m² from the EPC lodged in May 2016
Sales of this home
2 sales recorded, the latest in 2020
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 application | 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.
Sale price has at least doubled since 2007.
Sales timeline
7 July 2020Most recent
£630,000
+111.8%over 13 years10 January 2007
£297,500
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
£440,00013 Breakspears Mews, Lewisham, London, SE4 1PY
Sold Jun 2019
£660,00010 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 8 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 8 Breakspears Mews
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Breakspears Mews is a three-bedroom mid-terrace house in Lewisham, London, London (SE4 1PY). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1996-2002 and council tax band E. Tenure is freehold. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a balcony. The home occupies a corner plot. The latest certificate (May 2016) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since April 2014. Between certificates, hot-water efficiency went from Average to Good; while lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 88). The latest certificate is from May 2016, so improvements made since then won't be reflected.
One planning record on file: new windows approved in 2020. Past consents include new windows, meaningful when judging how the property has evolved. Across 2007–2020, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £786,000 is 24.8% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£585/sq ft) was about 173.4% above the typical sold price in the postcode. Most recent transfer: July 2020 at £630,000.
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
- StudyYes
Outside
- ParkingOff street
- BalconyYes
- Corner plotYes
Building
- TenureFreehold
- Listed buildingYes
- Underfloor heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 May 2026
Current Certificate(1 of 2)
May 2016
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 May 2026
Property Improvements
Changes detected from historical EPC data
May 2016from Apr 2014
Hot Water
AverageGood
Hot water efficiency improved
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Low Energy Lighting
100%69%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 8 Breakspears Mews, Lewisham, London, SE4 1PY, sourced from the PlanIt planning register.
1 application on record at 8 Breakspears Mews, Lewisham, London, SE4 1PY
1decisions12documents19nearby
- Nov 2020RenovationFullOutcome in report
Application for alterations to the front fenestration to remove a garage door and install a window at 8 Breakspears Mews, SE4.
New Windows- Documents
- 12 docs on file
- Reference
- DC/20/118444
Unlock 8 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 (1 on record)
- All 1 application on this property in full, plus 19 notable nearby
- The 12 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.
Years Held for 8 Breakspears Mews lags the street by a wide margin.
Price per m²
£6,300
Street avg £4,173
Floor Area
100 m²
Street avg 97 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
2.2 t/year
Street avg 2.9 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 3 Building Survey
Late 20th centuryMid-Terrace HouseFreeholdEPC CListed building
Because the property is a listed building, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
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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 8 Breakspears Mews is modelled from its 100 m² EPC floor area, its 2 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. 2 sales are recorded for 8 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 8 Breakspears Mews was lodged in May 2016 at band C and expired in May 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 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
- 8 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 8 Breakspears Mews, Lewisham, London, SE4 1PY. Each answer is also embedded as structured data for search engines.
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