Model valuation£417,0008 Busby Close
Local market context
33 Aspinall Road, Lewisham, London, SE4 2EH
Estimated value
£924,000
- Since the 2026 sale (£787,500)+17%
- Against SE4 2EH's recent median (£900,000)+3%
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
Habitable rooms
5
From EPC
Floor area
125 m²
1345 sq ft
Energy rating
D
Score 62
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
£924,000
- Against its 2026 sale (£787,500)+17%
- Against SE4 2EH's recent median (£900,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Aspinall Road is modelled from its 125 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
125 m² from the EPC lodged in September 2025
Sales of this home
1 sale recorded, the latest in 2026
Recent sales in SE4 2EH
5 sales, median £900,000 (2024–2021)
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.
33 Aspinall Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 January 2026Most recent
£787,500
Median price across the last 5 sales in SE4 2EH: £900,000 (2024–2021).
Nearby sales in SE4 2EH
27 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
£540,00021 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 33 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 33 Aspinall Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Aspinall Road is a mid-terrace house in Lewisham, London, London (SE4 2EH). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2025) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).
At 125 m² the property is well over the postcode median (64 m² across 23 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold January 2026 for £787,500. Today's modelled estimate of £924,000 is 17.3% above the 2026 sale price. On a £-per-square-foot basis, the last sale (£585/sq ft) was about 29.1% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 33 Aspinall Road
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
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
Sept 2025EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 September 2035
Planning history
Applications and permits filed against 33 Aspinall Road, Lewisham, London, SE4 2EH, sourced from the PlanIt planning register.
33 Aspinall Road 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 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 33 Aspinall Road runs well behind the street norm.
Price per m²
£6,300
Street avg £5,801
Floor Area
125 m²
Street avg 137 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.7 t/year
Street avg 6.4 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-eraMid-Terrace HouseEPC 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 £1,495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£893k
1 Aspinall Road, Lewisham
SE4 2EH
£875k
1 Bartram Road, Lewisham
SE4 2DQ
3 bed1 bath
£861k
1 Brockley Mews, Southwark
SE4 2DJ
£1.0m
1 Finland Road, Lewisham
SE4 2JE
£792k
1 Eddystone Road, Lewisham
SE4 2DE
3 bed1 bath
£749k
1 Arabin Road, Lewisham
SE4 2SD
£705k
1 Crofton Gate Way, Lewisham
SE4 2DL
3 bed2 bath
£628k
1 David Jones House, Endwell Road, Lewisham
SE4 2FT
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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 33 Aspinall Road is modelled from its 125 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 33 Aspinall 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 33 Aspinall Road was lodged in September 2025 at band D and is valid until September 2035. 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 33 Aspinall 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 2EH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 Aspinall 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 33 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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- 33 Aspinall Road, Lewisham, London valuationHow the estimate is built and what moves it
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