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25b, Aspinall Road, Lewisham, London, SE4 2EH

Property type
Mid terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
66 m²
710 sq ft
Energy rating
D
Score 61
Tenure
Private Rental
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Overview

About 25b

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

25b is a mid-terrace house in Lewisham, London, London (SE4 2EH). It has a recorded floor area of 66 m² (around 710 sq ft) and construction records dating it to 1900-1929. The latest certificate (October 2020) shows a D (score 61), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2010); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Good to Very Good; while roof efficiency dropped from Good to Very Poor. At 66 m² this is the 12th 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.

Today's modelled estimate of £475,000 sits 59.4% above the 2013 sale of £298,000. Last sold in August 2013, so it's been off the market for around 13 years.

Before you decide

Everything you need to know about 25b

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the area

Pick your report · from £14.99

One time fee only - money back guarantee

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)
Oct 2020

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.1 t/year
Occupancy
Rented

Certificate validity

Valid until 20 October 2030

4 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2020from Apr 2010
EPC improved fromC69toD61
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Windows
SinglePartial Double

Single glazing replaced with double or better glazing

Low Energy Lighting
50%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era1st 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 £1,020 · Includes VAT

Planning

Planning history

Applications and permits filed against 25b, Aspinall Road, Lewisham, London, SE4 2EH, sourced from the PlanIt planning register.

25b 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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

25b valuation sits well clear of the typical sold price in this postcode.

Current estimate

£475,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2013)

£298,000

Recorded with HM Land Registry.

Sales timeline

  1. 28 August 2013Most recent

    £298,000

Median price across the last 5 sales in SE4 2EH: £787,500 (2026–2021).

On the street

Versus other Aspinall Road homes

Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 25b lags the street by a wide margin.

Price per m²

£4,515

Street avg £9,557

Strongly below

Floor Area

66 m²

Street avg 57 m²

Strongly above

Habitable Rooms

3 rooms

Street avg 3 rooms

Above

CO₂ Emissions

3.1 t/year

Street avg 2.6 t/year

Below
Before you decide

Everything you need to know about 25b

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the area

Pick your report · from £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£463k

1 Coston Walk, Lewisham

SE4 2LS

£491k

1 Avignon Road, Lewisham

SE4 2JN

£492k

1 Bessingham Walk, Lewisham

SE4 2HZ

£454k

1 Dundalk Road, Lewisham

SE4 2JJ

2 bed1 bath
£499k

1 Bircham Path, Lewisham

SE4 2HY

£452k

1 Albert Mews, Arabin Road, Lewisham

SE4 2SZ

£500k

1 Foxwell Mews, Lewisham

SE4 2EP

£450k

1 Claxton Path, Lewisham

SE4 2LR

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

0.0 km

St. Asaph Road — bus stop.

Closest school

0.3 km

John Stainer Community Primary School. 73 schools nearby.

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 2EH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for SE4 2EH

Daytime· 07:00 – 23:00

52.3dB

Low
Night-time road noise heatmap for SE4 2EH

Night-time· 23:00 – 07:00

40.7dB

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

Common questions

The questions buyers, sellers and homeowners most often ask about 25b, Aspinall Road, Lewisham, London, SE4 2EH. Each answer is also embedded as structured data for search engines.