Model valuation£417,0008 Busby Close
Local market context
Flat 1, 33 Arabin Road, Lewisham, London, SE4 2SD
1 planning record
Estimated value
£358,000
- Against SE4 2SD's recent median (£565,000)-37%
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
Floor 00
Habitable rooms
2
From EPC
Floor area
47 m²
506 sq ft
Energy rating
C
Score 73
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
£358,000
- Against SE4 2SD's recent median (£565,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 1 is modelled from its 47 m² EPC floor area, the absence of a 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
47 m² from the EPC lodged in November 2024
Sales of this home
No sale recorded since 1995
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.
Flat 1 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 Flat 1, 33 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 Flat 1
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 1 is a mid-terrace house in Lewisham, London, London (SE4 2SD). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (November 2024) shows a C (score 73). The rating has held steady at C across 3 certificates since September 2010. Between certificates, window efficiency went from Very Poor to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.
One planning record on file: new windows approved in 2017. Past consents include new windows, meaningful when judging how the property has evolved. At 47 m² it's 25.4% 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).
Before you decide
Everything you need to know about Flat 1
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.
Flat 1's carbon output is low for the local stock.
Current Certificate(1 of 3)
Nov 2024
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Valid until 6 November 2034
Property Improvements
Changes detected from historical EPC data
May 2024from Sept 2010
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Nov 2024from May 2024
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against Flat 1, 33 Arabin Road, Lewisham, London, SE4 2SD, sourced from the PlanIt planning register.
1 application on record at Flat 1, 33 Arabin Road, Lewisham, London, SE4 2SD
1decisions9documents12nearby
- May 2017RenovationFullOutcome in report
The installation of replacement double glazed uPVC windows in the front and rear elevations of 33 Arabin Road, SE4, together with the installation of a replacement uPVC door in the rear elevation.
New Windows- Documents
- 9 docs on file
- Reference
- DC/17/100781
Unlock Flat 1, 33 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 9 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 19 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Flat 1 runs comfortably ahead of the street norm.
EPC Rating
73 (C)
Street avg 64 (D)
Floor Area
47 m²
Street avg 51 m²
CO₂ Emissions
1.5 t/year
Street avg 2.5 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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-eraGround 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
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Flat 1 is modelled from its 47 m² EPC floor area, the absence of a 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. No sale is recorded for Flat 1, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Flat 1 was lodged in November 2024 at band C and is valid until November 2034. 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 Flat 1. 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
- Flat 1 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 Flat 1, 33 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
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