Model valuation£417,0008 Busby Close
Local market context
11 Highcombe Close, Bromley, London, SE9 4QH
1 planning record
Estimated value
£688,000
- Since the 2022 sale (£620,000)+11%
- Against SE9 4QH's recent median (£380,000)+81%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 65
Council tax
Band E
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
£688,000
- Against its 2022 sale (£620,000)+11%
- Against SE9 4QH's recent median (£380,000)+81%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Highcombe Close is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 4QH. 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
106 m² from the EPC lodged in February 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in SE9 4QH
5 sales, median £380,000 (2025–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Latest sale on 11 Highcombe Close was the highest on Land Registry record across the postcode.
Sales timeline
6 July 2022Most recent
£620,000
Median price across the last 5 sales in SE9 4QH: £380,000 (2025–2012).
Nearby sales in SE9 4QH
25 Highcombe Close, Bromley, London, SE9 4QH
Sold Aug 2025
£595,00023 Highcombe Close, Bromley, London, SE9 4QH
Sold Mar 2017
£537,50033 Highcombe Close, Bromley, London, SE9 4QH
Sold Dec 2015
£380,00039 Highcombe Close, Bromley, London, SE9 4QH
Sold Oct 2013
£330,00013 Highcombe Close, Bromley, London, SE9 4QH
Sold Nov 2012
£267,500
What this page doesn't show
2 potential issues have already been flagged for 11 Highcombe Close, Bromley, London, SE9 4QH. 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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About 11 Highcombe Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Highcombe Close is a three-bedroom semi-detached house in Bromley, London, London (SE9 4QH). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (February 2022) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The home occupies a cul-de-sac position.
Today's modelled estimate of £688,000 is 11% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£543/sq ft) was about 100.6% above the typical sold price in the postcode. Most recent transfer: July 2022 at £620,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2014.
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
- Bedrooms3
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff street
- Cul-de-sacYes
Before you decide
Everything you need to know about 11 Highcombe Close
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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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Feb 2022EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 February 2032
Planning history
Applications and permits filed against 11 Highcombe Close, Bromley, London, SE9 4QH, sourced from the PlanIt planning register.
1 application on record at 11 Highcombe Close, Bromley, London, SE9 4QH
1decisions1extensions7documents15nearby
- Jan 2014ExtensionOutlineOutcome in report
Extension: Rear of property
Single storey rear extension CERTIFICATE OF LAWFULNESS FOR A PROPOSED DEVELOPMENT
- Documents
- 7 docs on file
- Reference
- 13/04135/PLUD
Unlock 11 Highcombe Close, Bromley, London, SE9 4QH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 15 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Highcombe Close homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Highcombe Close outperforms the street on price per m² by a wide margin.
Price per m²
£5,849
Street avg £4,171
Floor Area
106 m²
Street avg 105 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.1 t/year
Street avg 4.4 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
Eltham College — bus stop.
Closest school
0.7 km
Middle Park Primary School. 39 schools nearby.
Nearest schools
- Middle Park Primary SchoolPrimary661m
- St Vincent's Catholic Primary SchoolPrimary1.1km
- Greenacres Primary School and Language Impairment UnitPrimary1.2km
- Orion RavensworthPrimary1.3km
Nearest stops
- Eltham CollegeBus stop154m
- Eltham CollegeBus stop173m
- Court Road / Mottingham RoadBus stop380m
- Eltham GardensBus stop423m
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 4QH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.0dB
Night-time· 23:00 – 07:00
44.3dB
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 £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£642k
1 Beaconsfield Road, Bromley
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1 Avondale Road, Bromley
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4 bed2 bath
£404k
1 Duddington Close, Bromley
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£698k
1 Elmhurst Road, Bromley
SE9 4DW
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£390k
1 Cattistock Road, Bromley
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4 bed
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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 11 Highcombe Close is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in SE9 4QH. 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 11 Highcombe Close. 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 11 Highcombe Close was lodged in February 2022 at band D and is valid until February 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. 1 application is matched to 11 Highcombe Close. 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 39 schools and 30 stops listed are measured in a straight line from SE9 4QH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Highcombe Close is in council tax band E. 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 11 Highcombe Close, Bromley, London, SE9 4QH. Each answer is also embedded as structured data for search engines.
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- Every home in SE9 4QHSold prices, values and energy ratings for the postcode
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- 11 Highcombe Close, Bromley, London valuationHow the estimate is built and what moves it
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