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13 Vixen Heights, Grove Park Road, Lewisham, London, SE9 4NU

EPC B

Estimated value

£227,000

  • Since the 2024 sale (£260,162)-13%
  • Against SE9 4NU's recent median (£425,000)-47%

Newest record on this page: February 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 2
Floor area
50 m²
538 sq ft
Energy rating
B
Score 84
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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

£227,000

  • Against its 2024 sale (£260,162)-13%
  • Against SE9 4NU's recent median (£425,000)-47%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Vixen Heights is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 4NU. 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

    50 m² from the EPC lodged in May 2022

  • Sales of this home

    1 sale recorded, the latest in 2024

  • Recent sales in SE9 4NU

    5 sales, median £425,000 (2024–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2024Latest 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 13 Vixen Heights was the lowest on Land Registry record across the postcode.

Sales timeline

  1. 20 February 2024Most recent

    £260,162

Median price across the last 5 sales in SE9 4NU: £425,000 (2024–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 13 Vixen Heights, Grove Park Road, Lewisham, London, SE9 4NU. 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 Vixen Heights

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

13 Vixen Heights is a mid-terrace house in Lewisham, London, London (SE9 4NU). It has a recorded floor area of 50 m² (around 538 sq ft) and construction records dating it to 2020. At 50 m² this is the smallest unit on EPC record across the building (50–110 m²). The latest certificate (May 2022) returns a B (score 84), comfortably above the UK average.

Today's modelled estimate of £227,000 is 12.7% below the 2024 sale of £260,162, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£483/sq ft) was about 19.2% below the postcode norm. At 50 m² it's 25.4% smaller than the typical home in the postcode (67 m² median across 19 EPCs). Most recent transfer: February 2024 at £260,162.

Before you decide

Everything you need to know about 13 Vixen Heights

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 Vixen Heights's carbon output is low for the local stock.

Current Certificate
May 2022

EPC Rating

A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
0.4 t/year
Occupancy
—

Certificate validity

Valid until 16 May 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 13 Vixen Heights, Grove Park Road, Lewisham, London, SE9 4NU, sourced from the PlanIt planning register.

13 Vixen Heights has no planning applications on record.

15

But the area is active

15 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Grove Park Road homes

Four headline reads against 19 similar flats on this street, drawn from the latest EPC and Land Registry data.

Years Held for 13 Vixen Heights lags the street by a wide margin.

Price per m²

£5,203

Street avg £6,225

Strongly below

Floor Area

50 m²

Street avg 71 m²

Strongly below

CO₂ Emissions

0.4 t/year

Street avg 0.5 t/year

Strongly above

Years Held

2 years

Street avg 4 years

Strongly 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

0.0 km

Marvels Lane — bus stop.

Closest school

0.3 km

Marvels Lane Primary School. 36 schools nearby.

Nearest schools

  • Marvels Lane Primary SchoolPrimary312m
  • St Vincent's Catholic Primary SchoolPrimary836m
  • Cooper's Lane Primary SchoolPrimary1.0km
  • Haberdashers' Knights PrimaryPrimary1.1km

Nearest stops

  • Marvels LaneBus stop19m
  • Marvels Lane / Chinbrook RoadBus stop51m
  • Marvels Lane / Chinbrook RoadBus stop116m
  • Lambscroft AvenueBus stop119m

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 4NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for SE9 4NU

Daytime· 07:00 – 23:00

48.7dB

Low
Night-time road noise heatmap for SE9 4NU

Night-time· 23:00 – 07:00

39.2dB

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 2 HomeBuyer Report

21st century2nd Floor FlatEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £545 · 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.
£275k

1 Charlesfield, Lewisham

SE9 4NX

2 bed
£301k

1 Albert Road, Bromley

SE9 4SW

1 bed1 bath
£324k

1 Calcott Walk, Bromley

SE9 4BN

£324k

1 Castleton Road, Lewisham

SE9 4BY

£330k

1 Cedar Mount, Mottingham Lane, Bromley

SE9 4RU

£333k

1 Grace Close, Lewisham

SE9 4JE

£352k

1 Devonshire Road, Bromley

SE9 4QP

£361k

1 Aldersgrove Avenue, Lewisham

SE9 4PW

2 bed1 bath

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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 Vixen Heights is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 4NU. 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 Vixen Heights. 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 Vixen Heights was lodged in May 2022 at band B and is valid until May 2032. 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 13 Vixen Heights. 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 4NU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Vixen Heights, Grove Park Road, Lewisham, London, SE9 4NU. Each answer is also embedded as structured data for search engines.

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