Model valuation£417,0008 Busby Close
Local market context
9 Breakspears Mews, Lewisham, London, SE4 1PY
2 planning records
Estimated value
£785,000
- Since the 1998 sale (£125,950)+523%
- Against SE4 1PY's recent median (£549,000)+43%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
5
Bathrooms
4
Floor area
109 m²
1173 sq ft
Energy rating
C
Score 74
Council tax
Band E
Tenure
Private Rental
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
£785,000
- Against its 1998 sale (£125,950)+523%
- 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 9 Breakspears Mews is modelled from its 109 m² EPC floor area, its 1 recorded sale 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
109 m² from the EPC lodged in September 2018
Sales of this home
1 sale recorded, the latest in 1998
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.
9 Breakspears Mews's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
15 April 1998Most recent
£125,950
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
£630,00013 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
£540,000
What this page doesn't show
2 potential issues have already been flagged for 9 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
- A planning decision worth checkingIn 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 9 Breakspears Mews
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Breakspears Mews is a five-bedroom mid-terrace house in Lewisham, London, London (SE4 1PY). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1996-2002 and council tax band E. Other recorded features include outbuildings. The latest certificate (September 2018) shows a C (score 74). The rating has held steady at C across 2 certificates since March 2010. The recommended improvements would push it to B (score 84).
It hasn't traded since April 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £785,000 sits 523.3% above the 1998 sale of £125,950. On a £-per-square-foot basis, the last sale (£107/sq ft) was about 56.2% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a garage conversion, meaningful when judging how the property has evolved. At 109 m² it's 16.6% larger than the typical home in the postcode (94 m² median across 12 EPCs).
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
- Bedrooms5
- Bathrooms4
- CloakroomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenYes
- ParkingOff street
- OutbuildingsYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 9 Breakspears Mews
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaA planning decision worth checking
Pick your report · from £14.99
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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.
Current Certificate(1 of 2)
Sept 2018
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 5 September 2028
Planning history
Applications and permits filed against 9 Breakspears Mews, Lewisham, London, SE4 1PY, sourced from the PlanIt planning register.
A a garage conversion application was refused at 9 Breakspears Mews in 2025.
2 applications on record at 9 Breakspears Mews, Lewisham, London, SE4 1PY
2decisions2extensions29documents19nearby
Flagged:HMO conversionChange of use
- Nov 2025Garage ConversionFullOutcome in report
The alteration of the front elevation to 9 Breakspears Mews SE4, in connection with conversion of the garage to provide additional living space.
- Documents
- 12 docs on file
- Reference
- DC/25/140943
- More recent applications — locked
- Garage ConversionNov 2025Decision
Unlock 9 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 29 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.
On price per m², 9 Breakspears Mews runs well behind the street norm.
Price per m²
£1,156
Street avg £4,640
Floor Area
109 m²
Street avg 96 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 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 HouseEPC CPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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6 bed3 bath
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1 Beverley Court, Breakspears Road, Lewisham
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1 3, Flat 3, Ashby Road, Lewisham
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1 3, Flat 9, Ashby Road, Lewisham
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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 9 Breakspears Mews is modelled from its 109 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 9 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 9 Breakspears Mews was lodged in September 2018 at band C and is valid until September 2028. 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 9 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
- 9 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 9 Breakspears Mews, Lewisham, London, SE4 1PY. Each answer is also embedded as structured data for search engines.
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