Model valuation£417,0008 Busby Close
Local market context
42 Beechhill Road, Greenwich, London, SE9 1HH
Estimated value
£1,109,000
- Since the 2026 sale (£1,130,000)-2%
- Against SE9 1HH's recent median (£1,124,000)-1%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
125 m²
1345 sq ft
Energy rating
D
Score 62
Council tax
Band F
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
£1,109,000
- Against its 2026 sale (£1,130,000)-2%
- Against SE9 1HH's recent median (£1,124,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 42 Beechhill Road is modelled from its 125 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 1HH. 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
125 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2026
Recent sales in SE9 1HH
5 sales, median £1,124,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
42 Beechhill Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 March 2026Most recent
£1,130,000
Median price across the last 5 sales in SE9 1HH: £1,124,000 (2024–2019).
Nearby sales in SE9 1HH
4 Beechhill Road, Greenwich, London, SE9 1HH
Sold Sept 2024
£1,285,0008 Beechhill Road, Greenwich, London, SE9 1HH
Sold Sept 2024
£1,345,00034 Beechhill Road, Greenwich, London, SE9 1HH
Sold Jan 2024
£1,124,00022 Beechhill Road, Greenwich, London, SE9 1HH
Sold Nov 2019
£778,10010 Beechhill Road, Greenwich, London, SE9 1HH
Sold May 2019
£865,000
What this page doesn't show
2 potential issues have already been flagged for 42 Beechhill Road, Greenwich, London, SE9 1HH. 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
One time fee only - money back guarantee
About 42 Beechhill Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
42 Beechhill Road is a semi-detached house in Greenwich, London, London (SE9 1HH). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (June 2025) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79).
A recent sale: £1,130,000 in March 2026. At 125 m² it sits well below the postcode median (193 m² across 11 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£840/sq ft) was about 123.4% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 42 Beechhill 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
Pick your report · from £14.99
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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
Jun 2025EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 June 2035
Planning history
Applications and permits filed against 42 Beechhill Road, Greenwich, London, SE9 1HH, sourced from the PlanIt planning register.
42 Beechhill Road has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Beechhill Road homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 42 Beechhill Road runs comfortably ahead of the street norm.
Price per m²
£9,040
Street avg £5,363
Floor Area
125 m²
Street avg 175 m²
Habitable Rooms
6 rooms
Street avg 8 rooms
CO₂ Emissions
5.0 t/year
Street avg 8.2 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
0.2 km
Gourock Road — bus stop.
Closest school
0.3 km
Eltham Church of England Primary School. 37 schools nearby.
Nearest schools
- Eltham Church of England Primary SchoolPrimary298m
- St Mary's Catholic Primary SchoolPrimary429m
- Gordon Primary SchoolPrimary539m
- St Thomas More Catholic Comprehensive SchoolSecondary702m
Nearest stops
- Gourock RoadBus stop248m
- Gourock RoadBus stop248m
- Eltham Park GardensBus stop298m
- Eltham High Street / Pound PlaceBus stop371m
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 1HH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.9dB
Night-time· 23:00 – 07:00
46.4dB
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
Early 20th centurySemi-Detached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.1m
1 Beechhill Road, Greenwich
SE9 1HJ
3 bed
£1.2m
1 Glenesk Road, Greenwich
SE9 1AG
4 bed2 bath
£936k
1 Elibank Road, Greenwich
SE9 1QQ
4 bed2 bath
£780k
1 Eltham Park Gardens, Greenwich
SE9 1AP
4 bed
£764k
1 Elstow Close, Greenwich
SE9 1HZ
3 bed
£761k
1 Dunvegan Road, Greenwich
SE9 1RZ
£734k
1 Balcaskie Road, Greenwich
SE9 1HQ
£647k
1 Congreve Road, Greenwich
SE9 1LP
5 bed1 bath
Property research, connected
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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 42 Beechhill Road is modelled from its 125 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 1HH. 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 42 Beechhill 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 42 Beechhill Road was lodged in June 2025 at band D and is valid until June 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 42 Beechhill 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 37 schools and 30 stops listed are measured in a straight line from SE9 1HH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 42 Beechhill Road is in council tax band F. 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 42 Beechhill Road, Greenwich, London, SE9 1HH. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in SE9 1HHSold prices, values and energy ratings for the postcode
- SE 9 property marketPrices, postcodes, schools and transport across the district
- 42 Beechhill Road, Greenwich, London valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales