88 Dacre Park, London, SE13 5SW

HP Score
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Verdict
Derived from HomePortfolio scores
88 Dacre Park earns an INVESTIGATE rating with HP Score 60/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Valuation & Market
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningModerate
- LandslideModerate
- Air QualityLow
- NoiseLow
Planning Activity
- Pending26/3176/TCT1 Robinia - an outstanding and beautiful late-mature specimen in the Blackheath Park Conservation Area. The tree is in excellent health and vigour and we do not wish to touch the main part of it in any way. It appears that at some time in the past one of the columns that make up the tree has failed, fallen horizontal and been cut back to within the edge of the canopy. However, regrowth from this large-diameter cross sectional cut has occurred and grown out right over the herbaceous border below. We aim to remove this branch back to the union with the fallen column in order to improve growing conditions for the plants below, which it currently overwhelms.
- Pending26/3169/TCT1 Sycamore - this lapsed pollard has not been pruned for over 5 years and, as is the case for the species, the regrowth has been quite extensive in all directions. We do not wish to reduce the height or re-pollard this old tree, rather just remove the overextending growth into the front garden of no.10 on the Southerly side back to the boundary / previous pruning points by up to 6m. It is completely covering a Willow-leaved Pear and a Holm Oak in the garden of no.10. The owner seeks to improve the growing conditions for these specimens and radically improve the light and air into the front of the property. T2 Beech - similarly, this tree has been allowed to overextend the rear garden of the neighbouring property on the Southerly aspect, such that it completely covers a deep herbaceous border and the edge of the central lawned area. We aim to only remove the lower tertiary stems of the canopy back to suitable growth points / unions near the boundary by up to 6m from 8m to 2m. The owner of 12 Pond Road has given full consent for the planned works to the owner of 10 Pond Road.
- PendingDC/26/145953Schedule 1 application for discharge of details submitted pursuant to Condition 5(b)-Archaeological Written Scheme of Investigation and Condition 6(a)-Window Details of planning permission DC/26/142997 dated 23rd April 2026 at Brigade Works, Brigade Street SE3.
Ownership
- Corporate Ownership61.1%
- Overseas OwnershipNo
- Lease Term Remaining89 yrs
- CovenantsNone
- Lease TypeLeasehold
- Last Ownership Change2006-12-18
- SourceLand Registry
Connectivity
Area Profile
Schools Nearby
- St Margaret's Lee CofE Primary School0.0 miOutstanding
- St Matthew Academy0.3 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Trinity Church of England School, Lewisham0.4 miReport card2025
Ofsted no longer awards a single overall grade.
- -Christ The King Sixth Form College0.4 mi
6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 68 Dacre Park-£253k-
- 72 Dacre Park-£260k-
- 68 Dacre Park-£250k-
- 72 Dacre Park-£230k-