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13 Highcombe Close, Bromley, London, SE9 4QH

Estimated value

£564,000

  • Since the 2012 sale (£267,500)+111%
  • Against SE9 4QH's recent median (£537,500)+5%

Newest record on this page: August 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
3
Bathroom
1
Floor area
103 m²
1109 sq ft
Energy rating
D
Score 60
Council tax
Band E
Tenure
Private Rental
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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

£564,000

  • Against its 2012 sale (£267,500)+111%
  • Against SE9 4QH's recent median (£537,500)+5%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Highcombe Close is modelled from its 103 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

    103 m² from the EPC lodged in August 2023

  • Sales of this home

    1 sale recorded, the latest in 2012

  • Recent sales in SE9 4QH

    5 sales, median £537,500 (2025–2013)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 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.

13 Highcombe Close valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 23 November 2012Most recent

    £267,500

Median price across the last 5 sales in SE9 4QH: £537,500 (2025–2013).

Risks

What this page doesn't show

2 potential issues have already been flagged for 13 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

One time fee only - money back guarantee

Overview

About 13 Highcombe Close

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

13 Highcombe Close is a three-bedroom semi-detached house in Bromley, London, London (SE9 4QH). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (August 2023) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2012. Between certificates, roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.

Today's modelled estimate of £564,000 sits 110.8% above the 2012 sale of £267,500. On a £-per-square-foot basis, the last sale (£241/sq ft) was about 18.2% below the postcode norm. Last sold in November 2012, so it's been off the market for around 14 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

  • Bedrooms3
  • Bathrooms1
  • Dining roomYes

Outside

  • GarageYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 13 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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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Aug 2023

EPC Rating

A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.5 t/year
Occupancy
Rented

Certificate validity

Valid until 17 August 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2023from Apr 2012
Low Energy Lighting
73%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 13 Highcombe Close, Bromley, London, SE9 4QH, sourced from the PlanIt planning register.

13 Highcombe Close 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 Highcombe Close homes

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

Price per m² for 13 Highcombe Close lags the street by a wide margin.

Price per m²

£2,597

Street avg £4,821

Strongly below

Floor Area

103 m²

Street avg 106 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

4.5 t/year

Street avg 4.4 t/year

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

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.

Noise

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 road noise heatmap for SE9 4QH

Daytime· 07:00 – 23:00

53.0dB

Low
Night-time road noise heatmap for SE9 4QH

Night-time· 23:00 – 07:00

44.3dB

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

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 £1,085 · 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.
£431k

1 Blanchard Close, Bromley

SE9 4TZ

3 bed1 bath
£405k

1 Bentfield Gardens, Lewisham

SE9 4PN

3 bed1 bath
£395k

1 Dittisham Road, Bromley

SE9 4BJ

3 bed
£642k

1 Beaconsfield Road, Bromley

SE9 4DJ

4 bed3 bath
£404k

1 Duddington Close, Bromley

SE9 4JD

2 bed1 bath
£390k

1 Cattistock Road, Bromley

SE9 4AW

4 bed
£819k

1 Avondale Road, Bromley

SE9 4SN

4 bed2 bath
£372k

1 Carters Hill Close, Bromley

SE9 4RS

2 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 Highcombe Close is modelled from its 103 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 13 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 13 Highcombe Close was lodged in August 2023 at band D and is valid until August 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 13 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
13 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Highcombe Close, Bromley, London, SE9 4QH. Each answer is also embedded as structured data for search engines.

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