Model valuation£417,0008 Busby Close
Local market context
25b, Aspinall Road, Lewisham, London, SE4 2EH
Estimated value
£475,000
- Since the 2013 sale (£298,000)+59%
- Against SE4 2EH's recent median (£787,500)-40%
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 01
Habitable rooms
3
From EPC
Floor area
66 m²
710 sq ft
Energy rating
D
Score 61
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
£475,000
- Against its 2013 sale (£298,000)+59%
- Against SE4 2EH's recent median (£787,500)-40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25b is modelled from its 66 m² EPC floor area, its 1 recorded sale 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
66 m² from the EPC lodged in October 2020
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in SE4 2EH
5 sales, median £787,500 (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.
25b valuation sits well clear of the typical sold price in this postcode.
Sales timeline
28 August 2013Most recent
£298,000
Median price across the last 5 sales in SE4 2EH: £787,500 (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
£530,00025a, Aspinall Road, Lewisham, London, SE4 2EH
Sold Oct 2021
£540,000
What this page doesn't show
1 potential issue has already been flagged for 25b, 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 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
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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)
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
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
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.
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
Floor Area
66 m²
Street avg 57 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-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
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
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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 25b is modelled from its 66 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 25b. 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 25b was lodged in October 2020 at band D and is valid until October 2030. 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 25b. 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.
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.
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Keep exploring
- Every home in SE4 2EHSold prices, values and energy ratings for the postcode
- SE 4 property marketPrices, postcodes, schools and transport across the district
- 25b, Aspinall Road, Lewisham, London valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales