Model valuation£417,0008 Busby Close
Local market context
120 St Asaph Road, Lewisham, London, SE4 2EN
10 planning records
Estimated value
£516,000
- Since the 2021 sale (£750,000)-31%
- Against SE4 2EN's recent median (£875,000)-41%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Habitable rooms
4
From EPC
Floor area
76 m²
818 sq ft
Energy rating
G
Score 14
Council tax
Band C
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
£516,000
- Against its 2021 sale (£750,000)-31%
- Against SE4 2EN's recent median (£875,000)-41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 120 St Asaph Road is modelled from its 76 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE4 2EN. 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
76 m² from the EPC lodged in January 2016
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in SE4 2EN
5 sales, median £875,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 10 applications | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
5 November 2021Most recent
£750,000
Median price across the last 5 sales in SE4 2EN: £875,000 (2026–2021).
Nearby sales in SE4 2EN
116 St Asaph Road, Lewisham, London, SE4 2EN
Sold Feb 2026
£1,100,000104a, St Asaph Road, Lewisham, London, SE4 2EN
Sold Aug 2024
£550,000132a, St Asaph Road, Lewisham, London, SE4 2EN
Sold Aug 2022
£510,000128 St Asaph Road, Lewisham, London, SE4 2EN
Sold Apr 2021
£915,000122 St Asaph Road, Lewisham, London, SE4 2EN
Sold Mar 2021
£780,000
What this page doesn't show
1 potential issue has already been flagged for 120 St Asaph Road, Lewisham, London, SE4 2EN. 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 120 St Asaph Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
120 St Asaph Road is a semi-detached house in Lewisham, London, London (SE4 2EN). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2016) shows a G (score 14), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 74), a 4-band jump. Main heating runs on electricity. The latest certificate is from January 2016, so improvements made since then won't be reflected. At 76 m² this is the 25th smallest of 34 units on EPC record in the building, where floor areas span 47–154 m². The building's EPC ratings span G to B, with this unit at the bottom. On EPC score it ranks last in the building (14 versus a best of 82).
Today's modelled estimate of £516,000 is 31.2% below the 2021 sale of £750,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£917/sq ft) was about 137.9% above the typical sold price in the postcode. At 76 m² it's 24.6% larger than the typical home in the postcode (61 m² median across 35 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 10 planning records sit against the property, 6 approved, 4 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Most recent transfer: November 2021 at £750,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 120 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.
120 St Asaph Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Jan 2026
Current Certificate
Jan 2016EPC Rating
A
B
C
D
E
F
G
G14
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
6.6 t/year
Occupancy
Rented
Certificate validity
Expired on 26 January 2026
Planning history
Applications and permits filed against 120 St Asaph Road, Lewisham, London, SE4 2EN, sourced from the PlanIt planning register.
A recent planning application at 120 St Asaph Road was refused — worth checking the council file.
10 applications on record at 120 St Asaph Road, Lewisham, London, SE4 2EN
10decisions104documents12nearby
Flagged:Change of use
- Feb 2022Change of UseOutlineOutcome in report
Prior Approval under Schedule 2, Part 3, Class MA of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) for the conversion of 120 St Asaph Road SE4, from retail (Use Class E(a)) on the ground floor to a two-bedroom, three-person flat on the ground floor (Use Class C3).
- Documents
- 13 docs on file
- Reference
- DC/21/124764
- More recent applications — locked
- ConditionsOct 2024Decision
- ConditionsJul 2024Decision
+ 7 more applications in the report
Unlock 120 St Asaph Road, Lewisham, London, SE4 2EN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (10 on record)
- All 10 applications on this property in full, plus 12 notable nearby
- The 104 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 28 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 120 St Asaph Road lags the street by a wide margin.
Price per m²
£9,868
Street avg £5,811
Floor Area
76 m²
Street avg 60 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
6.6 t/year
Street avg 2.1 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
0.2 km
Brockley Station — railway station.
Closest school
0.1 km
John Stainer Community Primary School. 74 schools nearby.
Nearest schools
- John Stainer Community Primary SchoolPrimary72m
- Haberdashers' Hatcham Free SchoolPrimary422m
- Haberdashers' Hatcham CollegeSecondary481m
- Turnham AcademyPrimary568m
Nearest stops
- Brockley StationRailway station167m
- Brockley Rail StationRailway station224m
- St. Asaph RoadBus stop233m
- Endwell RoadBus stop261m
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 2EN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
41.6dB
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 GPre-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.
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1 Avignon Road, Lewisham
SE4 2JN
£546k
1 Cypress Gardens, Lewisham
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2 bed1 bath
£569k
1 Coulgate Street, Lewisham
SE4 2RW
£463k
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£454k
1 Dundalk Road, Lewisham
SE4 2JJ
2 bed1 bath
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Start your researchHow to read this page
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 120 St Asaph Road is modelled from its 76 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE4 2EN. 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 120 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 120 St Asaph Road was lodged in January 2016 at band G and expired in January 2026, 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. 10 applications are matched to 120 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 74 schools and 30 stops listed are measured in a straight line from SE4 2EN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 120 St Asaph Road 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 120 St Asaph Road, Lewisham, London, SE4 2EN. Each answer is also embedded as structured data for search engines.
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- Every home in SE4 2ENSold prices, values and energy ratings for the postcode
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