Model valuation£417,0008 Busby Close
Local market context
25 St Asaph Road, Southwark, London, SE4 2ED
Extendable1 planning record
Estimated value
£1,216,000
- Since the 2022 sale (£1,200,000)+1%
- Against SE4 2ED's recent median (£630,000)+93%
Newest record on this page: May 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
142 m²
1528 sq ft
Energy rating
C
Score 72
Council tax
Band D
Tenure
Owner Occupied
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
£1,216,000
- Against its 2022 sale (£1,200,000)+1%
- Against SE4 2ED's recent median (£630,000)+93%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 St Asaph Road is modelled from its 142 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in SE4 2ED. 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
142 m² from the EPC lodged in May 2022
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in SE4 2ED
5 sales, median £630,000 (2022–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2022 | 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 grown by over 3x since 2006.
Sales timeline
29 September 2022Most recent
£1,200,000
+203.0%over 15 years20 December 2006
£396,000
Median price across the last 5 sales in SE4 2ED: £630,000 (2022–2019).
Nearby sales in SE4 2ED
17 St Asaph Road, Southwark, London, SE4 2ED
Sold Dec 2022
£1,331,00023 St Asaph Road, Southwark, London, SE4 2ED
Sold Oct 2020
£1,200,00037c, St Asaph Road, Southwark, London, SE4 2ED
Sold Nov 2019
£304,00043 St Asaph Road, Southwark, London, SE4 2ED
Sold Jun 2019
£630,00037b, St Asaph Road, Southwark, London, SE4 2ED
Sold Apr 2019
£266,000
What this page doesn't show
1 potential issue has already been flagged for 25 St Asaph Road, Southwark, London, SE4 2ED. 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 25 St Asaph Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 St Asaph Road is a four-bedroom detached house in Southwark, London, London (SE4 2ED). It has a recorded floor area of 142 m² (around 1528 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (May 2022) shows a C (score 72). When first surveyed in November 2009 the rating was E, the property has climbed 2 bands since. Between certificates, hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 87). Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
At 142 m² the property is well over the postcode median (47 m² across 15 EPCs), placing it in the larger end of the local stock. 4 bedrooms is on the larger side for this postcode, where 3 is the typical count. One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. Across 2006–2022, sale prices on this property compounded at 7.3% per year. On a £-per-square-foot basis, the last sale (£785/sq ft) was about 218.7% above the typical sold price in the postcode. Last sale on file: £1,200,000 in September 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Building
- Period featuresYes
- Extension potentialPossible
Before you decide
Everything you need to know about 25 St Asaph Road
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.
Current Certificate(1 of 2)
May 2022
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 May 2032
Property Improvements
Changes detected from historical EPC data
May 2022from Nov 2009
EPC improved fromE50toC72
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against 25 St Asaph Road, Southwark, London, SE4 2ED, sourced from the PlanIt planning register.
1 application on record at 25 St Asaph Road, Southwark, London, SE4 2ED
1decisions1extensions19documents12nearby
- May 2024ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Construction of two single-storey, ground floor, rear infill extensions. Construction of a rear roof dormer with a rooflight, raising the ridge height by 300mm, and installation of 3no. rooflights to front roof slope. External alterations to rear facade, and hard and soft landscaping works
- Documents
- 19 docs on file
- Reference
- 24/AP/0963
Unlock 25 St Asaph Road, Southwark, London, SE4 2ED'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 12 notable nearby
- The 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other St Asaph Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 25 St Asaph Road runs comfortably ahead of the street norm.
Price per m²
£8,451
Street avg £6,091
Floor Area
142 m²
Street avg 150 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 7.3 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
Ivydale Road / Linden Grove — bus stop.
Closest school
0.4 km
Hollydale Primary School. 73 schools nearby.
Nearest schools
- Hollydale Primary SchoolPrimary375m
- Haberdashers' Hatcham Free SchoolPrimary419m
- Haberdashers' Hatcham CollegeSecondary438m
- Edmund Waller Primary SchoolPrimary591m
Nearest stops
- Ivydale Road / Linden GroveBus stop91m
- Ivydale Road / Linden GroveBus stop109m
- Peckham 7th Day Adventist ChurchBus stop168m
- Nunhead StationBus stop201m
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 2ED from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
41.1dB
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
Victorian-eraDetached HouseEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£875k
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SE4 2DQ
3 bed1 bath
£792k
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SE4 2DE
3 bed1 bath
£705k
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SE4 2DL
3 bed2 bath
£546k
1 Cypress Gardens, Lewisham
SE4 2FB
2 bed1 bath
£1.0m
1 Finland Road, Lewisham
SE4 2JE
£454k
1 Dundalk Road, Lewisham
SE4 2JJ
2 bed1 bath
£408k
1 Comerford Road, Lewisham
SE4 2BA
2 bed
£893k
1 Aspinall Road, Lewisham
SE4 2EH
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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 25 St Asaph Road is modelled from its 142 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in SE4 2ED. 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 25 St Asaph Road. 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 25 St Asaph Road was lodged in May 2022 at band C and is valid until May 2032. 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 25 St Asaph Road. 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 2ED, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 St Asaph Road is in council tax band D. 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 25 St Asaph Road, Southwark, London, SE4 2ED. Each answer is also embedded as structured data for search engines.
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