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113b, Tressillian Road, Lewisham, London, SE4 1XZ

Estimated value

£372,000

  • Since the 2015 sale (£320,000)+16%
  • Against SE4 1XZ's recent median (£466,000)-20%

Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 02
Bedroom
1
Bathroom
1
Floor area
49 m²
527 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£372,000

  • Against its 2015 sale (£320,000)+16%
  • Against SE4 1XZ's recent median (£466,000)-20%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 113b is modelled from its 49 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in SE4 1XZ. 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

    49 m² from the EPC lodged in August 2023

  • Sales of this home

    2 sales recorded, the latest in 2015

  • Recent sales in SE4 1XZ

    5 sales, median £466,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

113b valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 24 September 2015Most recent

    £320,000

    +64.1%over 8 years

  2. 26 July 2007

    £195,000

Median price across the last 5 sales in SE4 1XZ: £466,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 113b, Tressillian Road, Lewisham, London, SE4 1XZ. 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

Overview

About 113b

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

113b is a one-bedroom mid-terrace house in Lewisham, London, London (SE4 1XZ). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1930-1949 and council tax band C. At 49 m² this is the 5th smallest of 36 units on EPC record in the building, where floor areas span 38–195 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2023) shows a C (score 72). The rating has held steady at C across 2 certificates since August 2012. Between certificates, window efficiency went from Very Poor to Poor. The recommended improvements would push it to B (score 82).

At 49 m² it sits well below the postcode median (82 m² across 40 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Across 2007–2015, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £372,000 is 16.3% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£607/sq ft) was about 64.7% above the typical sold price in the postcode. Last sold in September 2015, so it's been off the market for around 11 years.

Specifications

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

  • Bedrooms1
  • Bathrooms1

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 113b

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Aug 2023

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
1.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 15 August 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2023from Aug 2012
Windows
SinglePartial Double

Single glazing replaced with double or better glazing

Low Energy Lighting
100%80%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 113b, Tressillian Road, Lewisham, London, SE4 1XZ, sourced from the PlanIt planning register.

113b has no planning applications on record.

19

But the area is active

19 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Tressillian Road homes

Four headline reads against 35 similar flats on this street, drawn from the latest EPC and Land Registry data.

113b outperforms the street on co₂ emissions by a wide margin.

Price per m²

£6,531

Street avg £5,678

On par

Floor Area

49 m²

Street avg 73 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

1.7 t/year

Street avg 2.9 t/year

Strongly above
Area

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.
Full London report

Rail-style transport is unusually close for this postcode.

Crime

146/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Montague Avenue — bus stop.

Closest school

0.4 km

Prendergast School. 68 schools nearby.

Nearest schools

  • Prendergast SchoolSecondary352m
  • Beecroft Garden PrimaryPrimary579m
  • Gordonbrock Primary SchoolPrimary617m
  • John Stainer Community Primary SchoolPrimary728m

Nearest stops

  • Montague AvenueBus stop198m
  • Adelaide Avenue / St Margaret's RoadBus stop221m
  • Tressillian RoadBus stop221m
  • Adelaide Ave /Montague AveBus stop245m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around SE4 1XZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for SE4 1XZ

Daytime· 07:00 – 23:00

51.8dB

Low
Night-time road noise heatmap for SE4 1XZ

Night-time· 23:00 – 07:00

41.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th century2nd Floor FlatEPC CSolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£412k

1 Adelaide Avenue, Lewisham

SE4 1YT

2 bed1 bath
£575k

1 Beverley Court, Breakspears Road, Lewisham

SE4 1UN

3 bed
£374k

1 2, Flat 12, Vulcan Terrace, Lewisham

SE4 1DA

Flat
£699k

1 Bearstead Rise, Lewisham

SE4 1RQ

3 bed
£401k

1 3, Flat 1, Ashby Road, Lewisham

SE4 1PR

Flat
£309k

1 3, Flat 8, Ashby Road, Lewisham

SE4 1PR

Flat
£455k

1 3, Flat 6, Ashby Road, Lewisham

SE4 1PR

Flat
£466k

1 3, Flat 4, Ashby Road, Lewisham

SE4 1PR

Flat

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 113b is modelled from its 49 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in SE4 1XZ. 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 113b. 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 113b was lodged in August 2023 at band C and is valid until August 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 113b. 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 68 schools and 30 stops listed are measured in a straight line from SE4 1XZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
113b is in council tax band C. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 113b, Tressillian Road, Lewisham, London, SE4 1XZ. Each answer is also embedded as structured data for search engines.

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