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13 Beechhill Road, Greenwich, London, SE9 1HJ

2 planning records

Estimated value

£1,154,000

  • Since the 2017 sale (£915,000)+26%
  • Against SE9 1HJ's recent median (£1,000,000)+15%

Newest record on this page: June 2025. 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
4
Floor area
161 m²
1733 sq ft
Energy rating
E
Score 41
Council tax
Band F
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

£1,154,000

  • Against its 2017 sale (£915,000)+26%
  • Against SE9 1HJ's recent median (£1,000,000)+15%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Beechhill Road is modelled from its 161 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 1HJ. 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

    161 m² from the EPC lodged in May 2016

  • Sales of this home

    1 sale recorded, the latest in 2017

  • Recent sales in SE9 1HJ

    5 sales, median £1,000,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

13 Beechhill Road valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 15 June 2017Most recent

    £915,000

Median price across the last 5 sales in SE9 1HJ: £1,000,000 (2025–2018).

Risks

What this page doesn't show

2 potential issues have already been flagged for 13 Beechhill Road, Greenwich, London, SE9 1HJ. 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 13 Beechhill Road

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

13 Beechhill Road is a four-bedroom semi-detached house in Greenwich, London, London (SE9 1HJ). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (May 2016) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump. The latest certificate is from May 2016, so improvements made since then won't be reflected.

2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). Today's modelled estimate of £1,154,000 is 26.1% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£528/sq ft) was about 50.6% above the typical sold price in the postcode. On the market in June 2017 and unlisted since — roughly 9 years.

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

  • Bedrooms4
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes

Outside

  • Private gardenYes
Before you decide

Everything you need to know about 13 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.

13 Beechhill Road's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 29 May 2026

Current Certificate
May 2016

EPC Rating

A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 29 May 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 13 Beechhill Road, Greenwich, London, SE9 1HJ, sourced from the PlanIt planning register.

A a loft conversion application was refused at 13 Beechhill Road in 2022.

2 applications on record at 13 Beechhill Road, Greenwich, London, SE9 1HJ

2decisions2extensions12documents9nearby
  1. Apr 2022
    Loft ConversionOutline
    Outcome in report

    Certificate of Lawfulness (Proposed) for loft conversion incorporating removal of existing rear dormer and front rooflight, construction of a hip to gable end, 3 new rear dormers and 3 rooflights to front roof slope. (under permitted development rights- less than 50m3).

    Documents
    6 docs on file
    Reference
    22/0774/CP
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision

Unlock 13 Beechhill Road, Greenwich, London, SE9 1HJ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 9 notable nearby
  • The 12 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Beechhill Road homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 13 Beechhill Road runs well behind the street norm.

Price per m²

£5,683

Street avg £4,511

Above

Floor Area

161 m²

Street avg 165 m²

Below

Habitable Rooms

7 rooms

Street avg 8 rooms

Below

CO₂ Emissions

11.0 t/year

Street avg 7.5 t/year

Below
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. 36 schools nearby.

Nearest schools

  • Eltham Church of England Primary SchoolPrimary329m
  • St Mary's Catholic Primary SchoolPrimary400m
  • Gordon Primary SchoolPrimary537m
  • St Thomas More Catholic Comprehensive SchoolSecondary710m

Nearest stops

  • Gourock RoadBus stop220m
  • Gourock RoadBus stop223m
  • Eltham Park GardensBus stop268m
  • Eltham High Street / Pound PlaceBus stop387m

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 1HJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for SE9 1HJ

Daytime· 07:00 – 23:00

55.8dB

Moderate
Night-time road noise heatmap for SE9 1HJ

Night-time· 23:00 – 07:00

46.3dB

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 EPre-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 £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.
£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
£647k

1 Congreve Road, Greenwich

SE9 1LP

5 bed1 bath
£585k

1 Berryhill, Greenwich

SE9 1QP

3 bed
£550k

1 Arsenal Road, Greenwich

SE9 1JS

3 bed

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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 13 Beechhill Road is modelled from its 161 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 1HJ. 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 13 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 13 Beechhill Road was lodged in May 2016 at band E and expired in May 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 13 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 36 schools and 30 stops listed are measured in a straight line from SE9 1HJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Beechhill Road, Greenwich, London, SE9 1HJ. Each answer is also embedded as structured data for search engines.

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