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Annexe, 5 Arabin Road, Lewisham, London, SE4 2SD

5 sales on record1 planning record

Estimated value

£410,000

  • Since the 2022 sale (£395,000)+4%
  • Against SE4 2SD's recent median (£565,000)-27%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedroom
1
Bathroom
1
Floor area
44 m²
474 sq ft
Energy rating
D
Score 68
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£410,000

  • Against its 2022 sale (£395,000)+4%
  • Against SE4 2SD's recent median (£565,000)-27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Annexe is modelled from its 44 m² EPC floor area, its 5 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

    44 m² from the EPC lodged in May 2025

  • Sales of this home

    5 sales recorded, the latest in 2022

  • Recent sales in SE4 2SD

    5 sales, median £565,000 (2026–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Price for Annexe has grown more than fourfold since the 1998 starting point.

Sales timeline

  1. 25 February 2022Most recent

    £395,000

    +41.1%over 8 years

  2. 20 December 2013

    £279,950

    +45.4%over 2 years

  3. 24 March 2011

    £192,500

    +109.2%over 11 years

  4. 3 February 2000

    £92,000

    +106.7%over 1 year

  5. 7 April 1998

    £44,500

Median price across the last 5 sales in SE4 2SD: £565,000 (2026–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Annexe, 5 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

Overview

About Annexe

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Annexe is a one-bedroom mid-terrace house in Lewisham, London, London (SE4 2SD). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (May 2025) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (May 2012); the latest reading is one band lower. Between certificates, wall efficiency went from Average to Good and lighting went from Poor to Very Good. The recommended improvements would lift it to B (score 89), a 2-band jump.

At 44 m² it sits well below the postcode median (63 m² across 38 EPCs), making it one of the more compact homes locally. Last sale on file: £395,000 in February 2022. Across the public record there are 5 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. Across 1998–2022, sale prices on this property compounded at 9.6% per year. On a £-per-square-foot basis, the last sale (£834/sq ft) was about 94.3% above the typical sold price in the postcode. One planning record on file: an extension refused in 2011.

Specifications

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

  • Bedrooms1
  • Bathrooms1
Before you decide

Everything you need to know about Annexe

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 3)
May 2025

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 27 May 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2014from May 2012
EPC improved fromC75toD67
Low Energy Lighting
12%100%

More low energy lighting installed

May 2025from Mar 2014
Heating Controls
FullProg + TRVs

Heating controls changed

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Planning

Planning history

Applications and permits filed against Annexe, 5 Arabin Road, Lewisham, London, SE4 2SD, sourced from the PlanIt planning register.

1 application on record at Annexe, 5 Arabin Road, Lewisham, London, SE4 2SD

1decisions1extensions12nearby
  1. Nov 2011
    ExtensionFull
    Outcome in report

    The construction of roof extensions to the front and rear roof slopes of The Annexe, 5 Arabin Road SE4, together with the installation of replacement windows and doors at the front and rear elevations.

    New Windows
    Reference
    DC/11/78105/FT
    Full record in report

Unlock Annexe, 5 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
  • What the pattern means for extending or converting here
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On the street

Versus other Arabin Road homes

Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for Annexe runs comfortably ahead of the street norm.

Price per m²

£8,977

Street avg £6,256

Strongly above

Floor Area

44 m²

Street avg 102 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

1.8 t/year

Street avg 4.2 t/year

Strongly above
Area

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.
Full London report

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.

Noise

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 road noise heatmap for SE4 2SD

Daytime· 07:00 – 23:00

51.8dB

Low
Night-time road noise heatmap for SE4 2SD

Night-time· 23:00 – 07:00

41.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryMid-Terrace HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£380k

1 Barville Close, Lewisham

SE4 2LL

1 bed1 bath
£408k

1 Comerford Road, Lewisham

SE4 2BA

2 bed
£454k

1 Dundalk Road, Lewisham

SE4 2JJ

2 bed1 bath
£546k

1 Cypress Gardens, Lewisham

SE4 2FB

2 bed1 bath
£705k

1 Crofton Gate Way, Lewisham

SE4 2DL

3 bed2 bath
£441k

1 Blossom House, Meadows Way, Lewisham

SE4 2FQ

£792k

1 Eddystone Road, Lewisham

SE4 2DE

3 bed1 bath
£450k

1 Claxton Path, Lewisham

SE4 2LR

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Annexe is modelled from its 44 m² EPC floor area, its 5 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. 5 sales are recorded for Annexe. 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 Annexe was lodged in May 2025 at band D and is valid until May 2035. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Annexe. 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
Annexe 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Annexe, 5 Arabin Road, Lewisham, London, SE4 2SD. Each answer is also embedded as structured data for search engines.

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