Model valuation£417,0008 Busby Close
Local market context
9 Arabin Road, Lewisham, London, SE4 2SD
4 sales on record1 planning record
Estimated value
£952,000
- Since the 2022 sale (£835,000)+14%
- Against SE4 2SD's recent median (£565,000)+68%
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
Bedrooms
3
Bathroom
1
Floor area
120 m²
1292 sq ft
Energy rating
D
Score 61
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
£952,000
- Against its 2022 sale (£835,000)+14%
- Against SE4 2SD's recent median (£565,000)+68%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Arabin Road is modelled from its 120 m² EPC floor area, its 4 recorded sales 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
120 m² from the EPC lodged in September 2021
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in SE4 2SD
5 sales, median £565,000 (2026–2022)
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 | 1 application | 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.
Price for 9 Arabin Road has grown more than fourfold since the 1997 starting point.
Sales timeline
27 January 2022Most recent
£835,000
+128.8%over 14 years5 April 2007
£365,000
+227.4%over 9 years14 January 1998
£111,500
+42.0%24 July 1997
£78,500
Median price across the last 5 sales in SE4 2SD: £565,000 (2026–2022).
Nearby sales in SE4 2SD
31b, Arabin Road, Lewisham, London, SE4 2SD
Sold Jan 2026
£275,00029 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
£950,000
What this page doesn't show
1 potential issue has already been flagged for 9 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 9 Arabin Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Arabin Road is a three-bedroom mid-terrace house in Lewisham, London, London (SE4 2SD). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2021) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77).
At 120 m² the property is well over the postcode median (57 m² across 38 EPCs), placing it in the larger end of the local stock. Last sale on file: £835,000 in January 2022. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One planning record on file: an extension approved in 2023. Past consents include an extension, meaningful when judging how the property has evolved. Across 1997–2022, sale prices on this property compounded at 10.1% per year. Today's modelled estimate of £952,000 is 14% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£646/sq ft) was about 50.3% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
Outside
- Private gardenSouth-facing
Building
- RefurbishedYes
Before you decide
Everything you need to know about 9 Arabin 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.
Current Certificate
Sept 2021EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 September 2031
Planning history
Applications and permits filed against 9 Arabin Road, Lewisham, London, SE4 2SD, sourced from the PlanIt planning register.
1 application on record at 9 Arabin Road, Lewisham, London, SE4 2SD
1decisions1extensions21documents12nearby
- Apr 2023ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Construction of a single storey ground floor rear and infill extension and an L-shaped rear roof dormer extension at 9 Arabin Road, London SE4 2D.
- Documents
- 21 docs on file
- Reference
- DC/23/130442
Unlock 9 Arabin Road, Lewisham, London, SE4 2SD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 12 notable nearby
- The 21 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Arabin Road homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 9 Arabin Road runs comfortably ahead of the street norm.
Price per m²
£6,958
Street avg £6,391
Floor Area
120 m²
Street avg 99 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 4.0 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-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.
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SE4 2DQ
3 bed1 bath
£792k
1 Eddystone Road, Lewisham
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3 bed1 bath
£705k
1 Crofton Gate Way, Lewisham
SE4 2DL
3 bed2 bath
£546k
1 Cypress Gardens, Lewisham
SE4 2FB
2 bed1 bath
£454k
1 Dundalk Road, Lewisham
SE4 2JJ
2 bed1 bath
£408k
1 Comerford Road, Lewisham
SE4 2BA
2 bed
£893k
1 Aspinall Road, Lewisham
SE4 2EH
£1.0m
1 Finland Road, Lewisham
SE4 2JE
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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 9 Arabin Road is modelled from its 120 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 9 Arabin 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 9 Arabin Road was lodged in September 2021 at band D and is valid until September 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 9 Arabin 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 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
- 9 Arabin 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 9 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
- 9 Arabin Road, Lewisham, London valuationHow the estimate is built and what moves it
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