What kind of home is 25 Highcombe Close, SE9 4QH?

25 Highcombe Close, SE9 4QH is a 3-bedroom semi-detached house.

When did 25 Highcombe Close, SE9 4QH last change hands?

25 Highcombe Close, SE9 4QH last sold for £595,000 in August 2025. Before that, it sold for £245,000 in July 2009, so prices have been rising over 16 years on record. Source: HM Land Registry.

How has the value of 25 Highcombe Close, SE9 4QH changed over time?

Across 2 sales between July 2009 and August 2025, 25 Highcombe Close, SE9 4QH rose from £245,000 to £595,000, a change of £350,000. That works out to roughly +5.7% per year compounded over 16 years. Source: HM Land Registry.

What is the EPC rating for 25 Highcombe Close, SE9 4QH?

The current EPC rating for 25 Highcombe Close, SE9 4QH is D with a score of 62 out of 100, lodged in March 2025. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 25 Highcombe Close, SE9 4QH?

25 Highcombe Close, SE9 4QH has a recorded floor area of 89 m² (958 sq ft), around 30 m² per bedroom. That makes it about 11% smaller than the median EPC-recorded property in SE9 4QH. Source: EPC Register.

What heating system does 25 Highcombe Close, SE9 4QH use?

The latest EPC at 25 Highcombe Close, SE9 4QH records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 25 Highcombe Close, SE9 4QH?

25 Highcombe Close, SE9 4QH is in council tax band E.

Which area is 25 Highcombe Close, SE9 4QH in?

25 Highcombe Close, SE9 4QH sits in Bromley, London, London. It falls within the SE9 postcode district.

How safe is the area around 25 Highcombe Close, SE9 4QH?

Police records around 25 Highcombe Close, SE9 4QH show an average of 6 reported crimes per month over the last 12 months. Violent crime makes up roughly 30% of reports, the most common category. The overall trend is rising (464% versus the prior period). Source: Police UK.

What schools are near 25 Highcombe Close, SE9 4QH?

The closest primary school to 25 Highcombe Close, SE9 4QH is Middle Park Primary School (661m), one of 33 primaries within walking distance. The closest secondary is Eltham Hill School (1.4km), with 6 secondaries in the surrounding area.

What is the nearest station to 25 Highcombe Close, SE9 4QH?

The closest bus stop to 25 Highcombe Close, SE9 4QH is Eltham College, 154m away. The nearest rail option is Mottingham Rail Station, 618m away.

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25 Highcombe Close, Bromley, London, SE9 4QH

Property type

Semi-detached

Bedrooms

Bathroom

Floor area

89 m²

958 sq ft

Energy rating

Score 62

Council tax

Band E

Tenure

Owner Occupied

Overview

About 25 Highcombe Close

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

25 Highcombe Close is a three-bedroom semi-detached house in Bromley, London, London (SE9 4QH). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (March 2025) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2009. Between certificates, window efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 84), a 2-band jump.

Most recent transfer was August 2025 at £595,000 — fresh data. Across 2009–2025, sale prices on this property compounded at 5.7% per year. On a £-per-square-foot basis, the last sale (£621/sq ft) was about 117.1% above the typical sold price in the postcode.

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

Before you decide

Everything you need to know about 25 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

£14.99one-off

30-day money-back guarantee

The data behind every report

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)

Mar 2025

EPC Rating

D62

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

3.9 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Mar 2025from May 2009

Heating Controls

Prog + StatFull

Heating controls upgraded for better temperature management

Windows

AverageGood

Window efficiency improved

Low Energy Lighting

0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 25 Highcombe Close, Bromley, London, SE9 4QH, sourced from the PlanIt planning register.

25 Highcombe Close has no planning applications on record.

Notable planning nearby

16applications of note in the surrounding area

Before you offer

We flagged 2 things worth checking at 25 Highcombe Close

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

Signs of HMO activity in the area
Larger development activity nearby

£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 2009.

Current estimate

£601,000

Modelled from EPC, postcode comparables and a sale-price growth of 5.7% per year over 16 years.

See how we calculated this

Last sold (2025)

£595,000

Growth on file: 5.7% per year over 16 years.

Sales timeline

13 August 2025Most recent
£595,000
+142.9%over 16 years
23 July 2009
£245,000

Median price across the last 5 sales in SE9 4QH: £380,000 (2022–2012).

Nearby sales in SE9 4QH

On the street

Versus other Highcombe Close homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

25 Highcombe Close outperforms the street on price per m² by a wide margin.

Price per m²

£6,685

Street avg £4,004

Strongly above

Floor Area

89 m²

Street avg 107 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

3.9 t/year

Street avg 4.3 t/year

Above

Before you decide

Everything you need to know about 25 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

£14.99one-off

30-day money-back guarantee

The data behind every report

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£430k

1 Blanchard Close, Bromley

SE9 4TZ

3 bed1 bath

£397k

1 Dittisham Road, Bromley

SE9 4BJ

3 bed

£395k

1 Bentfield Gardens, Lewisham

SE9 4PN

3 bed1 bath

£673k

1 Beaconsfield Road, Bromley

SE9 4DJ

4 bed3 bath

£840k

1 Avondale Road, Bromley

SE9 4SN

4 bed2 bath

£407k

1 Duddington Close, Bromley

SE9 4JD

2 bed1 bath

£397k

1 Cattistock Road, Bromley

SE9 4AW

4 bed

£381k

1 Carters Hill Close, Bromley

SE9 4RS

2 bed

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

6/mo

Rising 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.

Go deeper on the local area

The full 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· 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

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Highcombe Close, Bromley, London, SE9 4QH. Each answer is also embedded as structured data for search engines.