Model valuation£417,0008 Busby Close
Local market context
25a, Aspinall Road, Lewisham, London, SE4 2EH
4 sales on record
Estimated value
£570,000
- Since the 2021 sale (£540,000)+6%
- Against SE4 2EH's recent median (£900,000)-37%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor Ground
Bedrooms
2
Bathroom
1
Floor area
64 m²
689 sq ft
Energy rating
D
Score 62
Council tax
Band C
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
£570,000
- Against its 2021 sale (£540,000)+6%
- Against SE4 2EH's recent median (£900,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25a is modelled from its 64 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in SE4 2EH. 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
64 m² from the EPC lodged in September 2012
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in SE4 2EH
5 sales, median £900,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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 25a has grown more than fourfold since the 1999 starting point.
Sales timeline
19 October 2021Most recent
£540,000
+11.3%over 3 years8 February 2018
£485,000
+174.0%over 13 years11 August 2004
£177,000
+101.1%over 4 years26 November 1999
£88,000
Median price across the last 5 sales in SE4 2EH: £900,000 (2026–2021).
Nearby sales in SE4 2EH
33 Aspinall Road, Lewisham, London, SE4 2EH
Sold Jan 2026
£787,50027 Aspinall Road, Lewisham, London, SE4 2EH
Sold Jan 2024
£900,0005 Aspinall Road, Lewisham, London, SE4 2EH
Sold Sept 2023
£940,00023b, Aspinall Road, Lewisham, London, SE4 2EH
Sold Jul 2023
£530,00021 Aspinall Road, Lewisham, London, SE4 2EH
Sold May 2021
£941,000
What this page doesn't show
1 potential issue has already been flagged for 25a, Aspinall Road, Lewisham, London, SE4 2EH. 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 25a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25a is a two-bedroom mid-terrace house in Lewisham, London, London (SE4 2EH). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1900-1929 and council tax band C. At 64 m² this is the 11th smallest of 22 units on EPC record in the building, where floor areas span 27–152 m². The building's EPC ratings span F to B across 22 units on file. The latest certificate (September 2012) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from September 2012, so improvements made since then won't be reflected.
Sold October 2021 for £540,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2021, sale prices on this property compounded at 8.6% per year. On a £-per-square-foot basis, the last sale (£784/sq ft) was about 66.7% 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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
Before you decide
Everything you need to know about 25a
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.
25a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Sept 2022
Current Certificate
Sept 2012EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 3 September 2022
Planning history
Applications and permits filed against 25a, Aspinall Road, Lewisham, London, SE4 2EH, sourced from the PlanIt planning register.
25a has no planning applications on record.
12
But the area is active
12 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Aspinall Road homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
25a outperforms the street on floor area by a wide margin.
Price per m²
£8,438
Street avg £8,250
Floor Area
64 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.6 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
0.0 km
St. Asaph Road — bus stop.
Closest school
0.3 km
John Stainer Community Primary School. 73 schools nearby.
Nearest schools
- John Stainer Community Primary SchoolPrimary339m
- Haberdashers' Hatcham Free SchoolPrimary393m
- Haberdashers' Hatcham CollegeSecondary446m
- Ivydale Primary SchoolPrimary490m
Nearest stops
- St. Asaph RoadBus stop40m
- Avignon Road / Drakefell RoadBus stop216m
- Brockill CrescentBus stop279m
- Peckham 7th Day Adventist ChurchBus stop299m
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 2EH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
40.7dB
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-eraGround Floor FlatEPC DPre-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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£546k
1 Cypress Gardens, Lewisham
SE4 2FB
2 bed1 bath
£454k
1 Dundalk Road, Lewisham
SE4 2JJ
2 bed1 bath
£408k
1 Comerford Road, Lewisham
SE4 2BA
2 bed
£705k
1 Crofton Gate Way, Lewisham
SE4 2DL
3 bed2 bath
£792k
1 Eddystone Road, Lewisham
SE4 2DE
3 bed1 bath
£380k
1 Barville Close, Lewisham
SE4 2LL
1 bed1 bath
£875k
1 Bartram Road, Lewisham
SE4 2DQ
3 bed1 bath
£569k
1 Coulgate Street, Lewisham
SE4 2RW
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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 25a is modelled from its 64 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in SE4 2EH. 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 25a. 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 25a was lodged in September 2012 at band D and expired in September 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25a. 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 2EH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25a 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 25a, Aspinall Road, Lewisham, London, SE4 2EH. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in SE4 2EHSold prices, values and energy ratings for the postcode
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- 25a, Aspinall Road, Lewisham, London valuationHow the estimate is built and what moves it
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