Model valuation£417,0008 Busby Close
Local market context
98 Granby Road, Greenwich, London, SE9 1EL
3 sales on record1 planning record
Estimated value
£336,000
- Since the 2025 sale (£297,000)+13%
- Against SE9 1EL's recent median (£295,000)+14%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Bedrooms
2
Bathroom
1
Floor area
60 m²
646 sq ft
Energy rating
D
Score 64
Council tax
Band C
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
£336,000
- Against its 2025 sale (£297,000)+13%
- Against SE9 1EL's recent median (£295,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 98 Granby Road is modelled from its 60 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in SE9 1EL. 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
60 m² from the EPC lodged in November 2024
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in SE9 1EL
5 sales, median £295,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
Sale price has at least doubled since 2004.
Sales timeline
9 June 2025Most recent
£297,000
+89.2%over 13 years28 July 2011
£157,000
+16.3%over 7 years27 June 2004
£135,000
Median price across the last 5 sales in SE9 1EL: £295,000 (2025–2023).
Nearby sales in SE9 1EL
96a, Granby Road, Greenwich, London, SE9 1EL
Sold Nov 2025
£320,00086 Granby Road, Greenwich, London, SE9 1EL
Sold Feb 2025
£300,00092a, Granby Road, Greenwich, London, SE9 1EL
Sold Aug 2024
£287,500106a, Granby Road, Greenwich, London, SE9 1EL
Sold Mar 2024
£295,00096 Granby Road, Greenwich, London, SE9 1EL
Sold Oct 2023
£268,000
What this page doesn't show
2 potential issues have already been flagged for 98 Granby Road, Greenwich, London, SE9 1EL. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 98 Granby Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
98 Granby Road is a two-bedroom semi-detached house in Greenwich, London, London (SE9 1EL). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2024) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2010. Between certificates, hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 77). At 60 m² this is the 16th smallest of 24 units on EPC record in the building, where floor areas span 46–100 m². The building's EPC ratings span E to C across 24 units on file. Period features are noted in the property record.
Most recent transfer was June 2025 at £297,000 — fresh data. Across 2004–2025, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £336,000 is 13.1% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£460/sq ft) was about 66.1% above the typical sold price in the postcode. One historical planning record sits against the property in 2021.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 98 Granby Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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(1 of 2)
Nov 2024
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 November 2034
Property Improvements
Changes detected from historical EPC data
Nov 2024from Dec 2010
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
70%100%
More low energy lighting installed
Planning history
Applications and permits filed against 98 Granby Road, Greenwich, London, SE9 1EL, sourced from the PlanIt planning register.
1 application on record at 98 Granby Road, Greenwich, London, SE9 1EL
1decisions5documents9nearby
- Dec 2021Tree WorksTreesOutcome in report
Rear garden Back Boundary T1 - Leylandii Fell to ground level and stump grind with removal of excess grindings . The tree is located in the rear garden to the rear boundary . The tree has a number of failed hanging limbs and slightly suppressed due to the adjacent mature Sycamore tree. . The tree has no long term future in its condition and location . Not much of the tree will remain after removal of the failed limbs
- Documents
- 5 docs on file
- Reference
- 21/4068/TC
Unlock 98 Granby Road, Greenwich, London, SE9 1EL'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 9 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Granby Road homes
Four headline reads against 19 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 98 Granby Road lags the street by a wide margin.
Price per m²
£4,950
Street avg £4,638
Floor Area
60 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.8 t/year
Street avg 2.8 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
428/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Westmount Road / Rochester Way — bus stop.
Closest school
0.4 km
Gordon Primary School. 42 schools nearby.
Nearest schools
- Gordon Primary SchoolPrimary439m
- Deansfield Primary SchoolPrimary499m
- St Thomas More Catholic Primary SchoolPrimary702m
- Henwick Primary SchoolPrimary840m
Nearest stops
- Westmount Road / Rochester WayBus stop276m
- Arbroath RoadBus stop299m
- Westmount Road / Rochester WayBus stop307m
- Dickson RoadBus stop376m
Most reported crime locally
- Violence & Sexual Offences1,937 reports28%
- Anti-social Behaviour1,247 reports18%
- Shoplifting672 reports10%
- Vehicle Crime670 reports10%
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 SE9 1EL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
Night-time· 23:00 – 07:00
42.9dB
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 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 £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.
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1 Glenbarr Close, Greenwich
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1 Arsenal Road, Greenwich
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1 Elstow Close, Greenwich
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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 98 Granby Road is modelled from its 60 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in SE9 1EL. 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. 3 sales are recorded for 98 Granby 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 98 Granby Road was lodged in November 2024 at band D and is valid until November 2034. 2 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 98 Granby 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 16 months, which places each incident at an approximate point. The 42 schools and 30 stops listed are measured in a straight line from SE9 1EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 98 Granby 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 98 Granby Road, Greenwich, London, SE9 1EL. Each answer is also embedded as structured data for search engines.
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- Every home in SE9 1ELSold prices, values and energy ratings for the postcode
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- 98 Granby Road, Greenwich, London valuationHow the estimate is built and what moves it
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