56, Water Lane, SE14 5DN
56 Water Lane is a 88 m² / 947 sq ft terraced home in New Cross Gate. It sold for £490,000 in June 2025. Indexed forward to today's value, that sale is roughly £474k. Recent local prices imply a broad valuation context of £502k to £701k based on its internal area. The Land Registry and EPC data was last updated 4 August 2026.
- Sale history
-
Date Paid price Annual growth After inflation Jun 2025 £490,000 * 3.4% 0.5% Jan 2008 £275,000 16.7% 14.5% Jan 2002 £108,000 na na *This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.
- Internal area
- 88 square metres (947 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £5,568 per square metre (£517 per square foot) in Jun 2025. Indexed forward to today's value, this is roughly £5,381 per square metre (£500 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jun 2025 £490,000 £5,568 £473,512 £5,381 Jan 2008 £275,000 £3,125 £570,791 £6,486 Jan 2002 £108,000 £1,227 £387,379 £4,402 Calculated using the latest EPC internal area of 88 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £473,512. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in New Cross Gate are now selling for between £5,710 and £7,970 per square metre (£530 and £740 per square foot). Based on an internal area of 88 m², this implies a valuation between £502,000 and £701,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 2
- Type
- Terrace
- Council tax band
- D
- Plot size
- 60 square metres (646 square feet) - map showing freehold boundary lines
- Summary:
- 26 July 2021 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Non-marketed sale
- Tenure:
- Unknown
- Property type:
- Mid-Terrace House , has 4 habitable rooms. Estimated year built 1991 to 1995
- Area:
- 88 sqm (947 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, insulated (assumed). Heating: Boiler and radiators, mains gas.
- Summary:
- 01 July 2011 - energy performance certificate grade D
- Reason for EPC:
- None
- Tenure:
- Owner-occupied
- Property type:
- None , has 3 habitable rooms. Estimated year built 1991 to 1995
- Area:
- 59 sqm (635 square foot) total internal area
- Comments:
56 Water Lane is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £473,512.
- Based on an internal area of 88 m² and recent prices in New Cross Gate, this implies a lower and upper quartile range from £502,000 to £701,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.