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8 Beechhill Road, Greenwich, London, SE9 1HH

3 sales on record

Estimated value

£1,415,000

  • Since the 2024 sale (£1,345,000)+5%
  • Against SE9 1HH's recent median (£1,124,000)+26%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
6
Bathrooms
3
Floor area
193 m²
2077 sq ft
Energy rating
C
Score 69
Council tax
Band G
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

£1,415,000

  • Against its 2024 sale (£1,345,000)+5%
  • Against SE9 1HH's recent median (£1,124,000)+26%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Beechhill Road is modelled from its 193 m² EPC floor area, its 3 recorded sales 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

    193 m² from the EPC lodged in April 2024

  • Sales of this home

    3 sales recorded, the latest in 2024

  • Recent sales in SE9 1HH

    5 sales, median £1,124,000 (2026–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Latest sale on 8 Beechhill Road was the highest on Land Registry record across the postcode.

Sales timeline

  1. 2 September 2024Most recent

    £1,345,000

    +49.4%over 5 years

  2. 13 February 2019

    £900,000

    +81.8%over 6 years

  3. 18 January 2013

    £495,000

Median price across the last 5 sales in SE9 1HH: £1,124,000 (2026–2019).

Risks

What this page doesn't show

2 potential issues have already been flagged for 8 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

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Overview

About 8 Beechhill Road

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

8 Beechhill Road is a six-bedroom semi-detached house in Greenwich, London, London (SE9 1HH). It has a recorded floor area of 193 m² (around 2077 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (April 2024) shows a C (score 69), just inside the C band. When first surveyed in March 2012 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Average to Good and lighting went from Poor to Very Good. The recommended improvements would push it to B (score 81). Other recorded features include a loft. Period features are noted in the property record.

On energy efficiency it sits in the top 10% of properties in this postcode. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2013–2024, sale prices on this property compounded at 9% per year. On a £-per-square-foot basis, the last sale (£647/sq ft) was about 72.2% above the typical sold price in the postcode. Last sale on file: £1,345,000 in September 2024.

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

  • Bedrooms6
  • Bathrooms3
  • Open-plan layoutYes
  • Dining roomYes
  • LoftYes

Outside

  • Private gardenWest-facing
  • GarageYes

Building

  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 8 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

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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.

8 Beechhill Road ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 5)
Apr 2024

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 10 April 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2017from Mar 2012
Heating Controls
FullProg + Stat

Heating controls changed

Windows
Partial DoubleMostly Double

Windows upgraded, improving insulation

Low Energy Lighting
11%80%

More low energy lighting installed

Apr 2018from Aug 2017
EPC improved fromD55toC70
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Apr 2024from Apr 2018
EPC improved fromC70toD60
Roof Insulation
UninsulatedInsulated

Roof insulation improved

Apr 2024from Apr 2024
EPC improved fromD60toC69
Planning

Planning history

Applications and permits filed against 8 Beechhill Road, Greenwich, London, SE9 1HH, sourced from the PlanIt planning register.

8 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.

On the street

Versus other Beechhill Road homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 8 Beechhill Road runs comfortably ahead of the street norm.

Price per m²

£6,969

Street avg £5,622

Above

Floor Area

193 m²

Street avg 169 m²

On par

Habitable Rooms

9 rooms

Street avg 8 rooms

Strongly above

CO₂ Emissions

5.9 t/year

Street avg 8.1 t/year

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

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.

Noise

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 road noise heatmap for SE9 1HH

Daytime· 07:00 – 23:00

55.9dB

Moderate
Night-time road noise heatmap for SE9 1HH

Night-time· 23:00 – 07:00

46.4dB

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 3 Building Survey

Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,645 · 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.
£647k

1 Congreve Road, Greenwich

SE9 1LP

5 bed1 bath
£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
£1.1m

1 Beechhill Road, Greenwich

SE9 1HJ

3 bed
£764k

1 Elstow Close, Greenwich

SE9 1HZ

3 bed
£761k

1 Dunvegan Road, Greenwich

SE9 1RZ

£734k

1 Balcaskie Road, Greenwich

SE9 1HQ

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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 8 Beechhill Road is modelled from its 193 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 8 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 8 Beechhill Road was lodged in April 2024 at band C and is valid until April 2034. 5 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 8 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
8 Beechhill Road is in council tax band G. 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 8 Beechhill Road, Greenwich, London, SE9 1HH. Each answer is also embedded as structured data for search engines.

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