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88 Lambscroft Avenue, Lewisham, London, SE9 4PB

Estimated value

£215,000

  • Since the 2021 sale (£210,000)+2%
  • Against SE9 4PB's recent median (£360,000)-40%

Newest record on this page: April 2025. 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 00
Bedroom
1
Bathroom
1
Floor area
43 m²
463 sq ft
Energy rating
C
Score 77
Council tax
Band B
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

£215,000

  • Against its 2021 sale (£210,000)+2%
  • Against SE9 4PB's recent median (£360,000)-40%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 88 Lambscroft Avenue is modelled from its 43 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 4PB. 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

    43 m² from the EPC lodged in May 2023

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in SE9 4PB

    5 sales, median £360,000 (2025–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2025Latest 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 17 June 2021Most recent

    £210,000

Median price across the last 5 sales in SE9 4PB: £360,000 (2025–2014).

Risks

What this page doesn't show

2 potential issues have already been flagged for 88 Lambscroft Avenue, Lewisham, London, SE9 4PB. 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

Overview

About 88 Lambscroft Avenue

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

88 Lambscroft Avenue is a one-bedroom mid-terrace house in Lewisham, London, London (SE9 4PB). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1983-1990 and council tax band B. At 43 m² this is the 11th smallest of 30 units on EPC record in the building, where floor areas span 40–95 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (77 versus a worst of 48). The latest certificate (May 2023) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since March 2014. Between certificates, window efficiency went from Average to Good and lighting went from Good to Very Good.

At 43 m² it sits well below the postcode median (70 m² across 29 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£454/sq ft) was about 133.8% above the typical sold price in the postcode. Most recent transfer: June 2021 at £210,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms1
  • Bathrooms1
  • Dining roomYes
Before you decide

Everything you need to know about 88 Lambscroft Avenue

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.

88 Lambscroft Avenue's carbon output is low for the local stock.

Current Certificate(1 of 2)
May 2023

EPC Rating

A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 2 May 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

May 2023from Mar 2014
Windows
AverageGood

Window efficiency improved

Low Energy Lighting
60%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 88 Lambscroft Avenue, Lewisham, London, SE9 4PB, sourced from the PlanIt planning register.

88 Lambscroft Avenue 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 Lambscroft Avenue homes

Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 88 Lambscroft Avenue runs comfortably ahead of the street norm.

EPC Rating

77 (C)

Street avg 67 (D)

Strongly above

Floor Area

43 m²

Street avg 42 m²

Strongly above

CO₂ Emissions

1.2 t/year

Street avg 1.8 t/year

Strongly above

Habitable Rooms

2 rooms

Street avg 2 rooms

On par
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

Lambscroft Avenue — bus stop.

Closest school

0.3 km

Marvels Lane Primary School. 37 schools nearby.

Nearest schools

  • Marvels Lane Primary SchoolPrimary282m
  • St Vincent's Catholic Primary SchoolPrimary597m
  • Elmstead Wood Primary SchoolPrimary968m
  • Orion RavensworthPrimary1.2km

Nearest stops

  • Lambscroft AvenueBus stop198m
  • Marvels LaneBus stop249m
  • Marvels Lane / Chinbrook RoadBus stop270m
  • Henry Cooper WayBus stop273m

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

Daytime· 07:00 – 23:00

48.9dB

Low
Night-time road noise heatmap for SE9 4PB

Night-time· 23:00 – 07:00

39.0dB

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

Late 20th centuryGround Floor FlatEPC C

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.
£301k

1 Albert Road, Bromley

SE9 4SW

1 bed1 bath
£502k

1 Clayhill Crescent, Lewisham

SE9 4JA

1 bed
£275k

1 Charlesfield, Lewisham

SE9 4NX

2 bed
£361k

1 Aldersgrove Avenue, Lewisham

SE9 4PW

2 bed1 bath
£372k

1 Carters Hill Close, Bromley

SE9 4RS

2 bed
£404k

1 Duddington Close, Bromley

SE9 4JD

2 bed1 bath
£395k

1 Dittisham Road, Bromley

SE9 4BJ

3 bed
£405k

1 Bentfield Gardens, Lewisham

SE9 4PN

3 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 88 Lambscroft Avenue is modelled from its 43 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 4PB. 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 88 Lambscroft Avenue. 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 88 Lambscroft Avenue was lodged in May 2023 at band C and is valid until May 2033. 2 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 88 Lambscroft Avenue. 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 4PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
88 Lambscroft Avenue is in council tax band B. 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 88 Lambscroft Avenue, Lewisham, London, SE9 4PB. Each answer is also embedded as structured data for search engines.

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