Model valuation£417,0008 Busby Close
Local market context
31b, Arabin Road, Lewisham, London, SE4 2SD
Estimated value
£303,000
- Since the 2026 sale (£275,000)+10%
- Against SE4 2SD's recent median (£565,000)-46%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Habitable rooms
2
From EPC
Floor area
45 m²
484 sq ft
Energy rating
C
Score 71
Council tax
Band C
Tenure
Social 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
£303,000
- Against its 2026 sale (£275,000)+10%
- Against SE4 2SD's recent median (£565,000)-46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31b is modelled from its 45 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE4 2SD. 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
45 m² from the EPC lodged in November 2025
Sales of this home
1 sale recorded, the latest in 2026
Recent sales in SE4 2SD
5 sales, median £565,000 (2025–2022)
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.
Sales timeline
21 January 2026Most recent
£275,000
Median price across the last 5 sales in SE4 2SD: £565,000 (2025–2022).
Nearby sales in SE4 2SD
29 Arabin Road, Lewisham, London, SE4 2SD
Sold Oct 2025
£825,00025 Arabin Road, Lewisham, London, SE4 2SD
Sold Mar 2023
£565,000Lower Floor Flat, 39 Arabin Road, Lewisham, London, SE4 2SD
Sold Sept 2022
£450,00043 Arabin Road, Lewisham, London, SE4 2SD
Sold Aug 2022
£950,000Lower Flat, 41 Arabin Road, Lewisham, London, SE4 2SD
Sold May 2022
£441,500
What this page doesn't show
1 potential issue has already been flagged for 31b, Arabin Road, Lewisham, London, SE4 2SD. 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 31b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31b is a property in Lewisham, London, London (SE4 2SD). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1900-1929 and council tax band C. At 45 m² this is the 4th smallest of 37 units on EPC record in the building, where floor areas span 36–142 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2025) shows a C (score 71).
A recent sale: £275,000 in January 2026. At 45 m² it's 28.6% smaller than the typical home in the postcode (63 m² median across 38 EPCs). Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). Today's modelled estimate of £303,000 is 10.2% above the 2026 sale price. On a £-per-square-foot basis, the last sale (£568/sq ft) was about 36% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 31b
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.
31b's carbon output is low for the local stock.
Current Certificate
Nov 2025EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Valid until 23 November 2035
Planning history
Applications and permits filed against 31b, Arabin Road, Lewisham, London, SE4 2SD, sourced from the PlanIt planning register.
31b 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 Arabin Road homes
Four headline reads against 19 similar flats on this street, drawn from the latest EPC and Land Registry data.
31b is notably below the street on years held.
Price per m²
£6,111
Street avg £5,290
Floor Area
45 m²
Street avg 51 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 t/year
Street avg 2.5 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
0.1 km
St Andrew's Church / Wickham Rd — bus stop.
Closest school
0.3 km
Beecroft Garden Primary. 71 schools nearby.
Nearest schools
- Beecroft Garden PrimaryPrimary343m
- Turnham AcademyPrimary474m
- John Stainer Community Primary SchoolPrimary524m
- Prendergast SchoolSecondary674m
Nearest stops
- St Andrew's Church / Wickham RdBus stop135m
- Roundel CloseBus stop198m
- Braxfield RoadBus stop207m
- Dalrymple RoadBus stop285m
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 2SD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
41.0dB
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 CPre-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 £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£296k
1 Billingford Close, Lewisham
SE4 2BL
£286k
1 Bonita Mews, Southwark
SE4 2FD
£277k
1 Foxwell Street, Lewisham
SE4 2DX
£373k
1 Aldersford Close, Lewisham
SE4 2AE
£380k
1 Barville Close, Lewisham
SE4 2LL
1 bed1 bath
£408k
1 Comerford Road, Lewisham
SE4 2BA
2 bed
£441k
1 Blossom House, Meadows Way, Lewisham
SE4 2FQ
£207k
1 Frendsbury Road, Lewisham
SE4 2BF
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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 31b is modelled from its 45 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE4 2SD. 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 31b. 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 31b was lodged in November 2025 at band C and is valid until November 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 31b. 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 71 schools and 30 stops listed are measured in a straight line from SE4 2SD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31b 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 31b, Arabin Road, Lewisham, London, SE4 2SD. Each answer is also embedded as structured data for search engines.
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- Every home in SE4 2SDSold prices, values and energy ratings for the postcode
- SE 4 property marketPrices, postcodes, schools and transport across the district
- 31b, Arabin Road, Lewisham, London valuationHow the estimate is built and what moves it
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