28 North Crofts Sydenham Hill Estate, Sydenham Hill, London, SE23 3PS

HP Score
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Verdict
Derived from HomePortfolio scores
28 North Crofts Sydenham Hill Estate earns an INVESTIGATE rating with HP Score 79/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (73/100). 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
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
- Pending26/AP/3230Alterations to a detached house: Replacement timber windows throughout, replacement of the existing pitched roof to the entrance lobby with a flat roof and entrance canopy. Conversion of the existing garage into a habitable room, including replacement of the garage door with new windows and a timber screen and new rear doors with steps to the garden. Timber screen to replacement north window. Reconfiguration of the driveway and entrance patio to provide level parking and improved access to the house. Raising of the main garden terrace to align with the internal floor level. New windows to the existing brick sheds below the main terrace New timber pergola to the south terrace. New planted screening along the southern boundary. Replacement of the existing window to the south elevation with a garden door and steps to the lawn
- PendingDC/26/145933Schedule 1 application for the construction of a single storey rear garden outbuilding at 90 Wood Vale, SE23.
- PendingDC/26/145909Schedule 1 application for the replacement of the existing windows and rear door on the property with new slimline double glazed timber framed windows on the front elevation, uPVC framed windows on the rear elevation and a new uPVC door on the rear elevation at 3 Mount Ash Road SE26.
Ownership
- Corporate Ownership71.6%
- Overseas OwnershipNo
- Lease Term Remaining113 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2022-01-28
- SourceLand Registry
Connectivity
Area Profile
Schools Nearby
- Eliot Bank Primary School0.3 miGood
- Horniman Primary School0.5 miGood
- Sydenham School0.5 miReport card2026
Ofsted no longer awards a single overall grade.
- Kelvin Grove Primary School0.6 miGood
4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- North Crofts Sydenham Hill-£270k-
- North Crofts Sydenham Hill-£270k-
- North Crofts Sydenham Hill-£190k-
- North Crofts Sydenham Hill-£485k-