35a, Addington Grove, SE26 4JX

35a Addington Grove is a 81 m² / 872 sq ft semi-detached home in Sydenham. It sold for £685,000 in August 2025. Indexed forward to today's value, that sale is roughly £651k. Recent local prices imply a broad valuation context of £466k to £591k based on its internal area. The Land Registry and EPC data was last updated 4 August 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Aug 2025 £685,000 4.0% -0.4%
Nov 2019 £548,000 5.9% 3.6%
Apr 2005 £237,000 12.2% 10.3%
Sep 1995 £79,000 na na
Internal area
81 square metres (872 square feet) according to latest EPC inspection
Price per internal area

This property sold for £8,456 per square metre (£786 per square foot) in Aug 2025. Indexed forward to today's value, this is roughly £8,032 per square metre (£746 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Aug 2025 £685,000 £8,457 £650,587 £8,032
Nov 2019 £548,000 £6,765 £600,427 £7,413
Apr 2005 £237,000 £2,926 £585,962 £7,234
Sep 1995 £79,000 £975 £706,310 £8,720

Calculated using the latest EPC internal area of 81 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 £650,587. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Sydenham are now selling for between £5,750 and £7,300 per square metre (£534 and £678 per square foot). Based on an internal area of 81 m², this implies a valuation between £466,000 and £591,000. 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
3
Type
Semi-detached
Council tax band
D
Plot size
263 square metres (2,831 square feet) - map showing freehold boundary lines
Planning applications
Planning ref:
April 2025 DC/25/139914
Type:
Amendments or alterations arising from an existing or previous application
Status:
Decision has yet to be made
Address:
35A ADDINGTON GROVE, LONDON,
Description:
Details submitted pursuant to Condition(s) 8 Boundary Treatment And Condition 3 External materials in connection with planning permission (DC/24/134983) dated 20 May 2024.
Planning ref:
April 2025 DC/25/138910
Type:
Amendments or alterations arising from an existing or previous application
Status:
Application approved
Address:
35A ADDINGTON GROVE, LONDON,
Description:
An application submitted under Section 73 of the Town and Country Planning Act 1990 for Minor Material Amendments in connection with the planning permission (DC/24/134983) dated 20/05/2024, for the variation of Condition (2) Approved drawings in order to allow:- the replacement of the metal cladding on the rear and side elevations with white brick to match the house at 35A Addington Grove SE26.
Planning ref:
May 2024 DC/24/134983
Type:
Full and householder planning application
Status:
Application approved
Address:
35A ADDINGTON GROVE, LONDON,
Description:
Demolition of the existing garage and the construction of a dwellinghouse, together with cycle and bin stores including green roof and associated landscaping at the rear of 35A Addington Grove and fronting onto Sunnydene Street SE26.
EPC Inspections
Summary:
23 April 2019 - energy performance certificate grade E
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Marketed sale
Tenure:
Owner-occupied
Property type:
Detached House , has 5 habitable rooms. Estimated year built 1900 to 1929
Area:
81 sqm (872 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, no insulation (assumed). Heating: Boiler and radiators, mains gas.
Summary:
23 November 2008 - energy performance certificate grade F
Reason for EPC:
None
Tenure:
Private rental
Property type:
None , has 4 habitable rooms. Estimated year built 1900 to 1929
Area:
93 sqm (1,001 square foot) total internal area
Comments:
Frequently asked questions

35a Addington Grove 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 £650,587.
  • Based on an internal area of 81 m² and recent prices in Sydenham, this implies a lower and upper quartile range from £466,000 to £591,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 35a Addington Grove last sold for £685,000 in August 2025.

HouseMetric shows 35a Addington Grove as 81 m² (872 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is E, from an inspection dated 23 April 2019. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 35a Addington Grove was in council tax band D. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

35a Addington Grove is in postcode SE26 4JX, in Sydenham. You can also view HouseMetric's sold-price page for Addington Grove, SE26 4JX or analysis of the Sydenham property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 4 August 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.