88C London Road, Forest Hill, London, SE23 3PE

Lot 113 · SE23 3PE · Auction House London · London

£220,000guide price

7.6%gross yield

Residential7.6% gross yield

88C London Road, Forest Hill, London, SE23 3PE — Photo: Auction House London catalogue

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EPC E

This may be rentable, but it leaves little room for future energy-standard changes or lender caution.

medium confidence, Auction listing enrichment

82 year lease

The lease length deserves a legal-pack check before setting a bid limit.

medium confidence, Auction listing enrichment

Planning and licence check still needed

Article 4, conservation, HMO licensing, and flood checks need official-source lookup against the address.

not verified confidence, Full pre-bid pack

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About this lot

A First Floor Two Bedroom Flat Subject to a Periodic Tenancy Producing £16,800 Per Annum (Noticed Has Been Served); Flat; Leasehold

88C London RoadForest Hill, London, SE23 3PE£220,000+Guide Price (plus fees)AllA First Floor Two Bedroom Flat Subject to a Periodic Tenancy Producing £16,800 Per Annum (Noticed Has Been Served)DescriptionThe property comprises a first floor two bedroom flat situated within a purpose built block arranged over ground and two upper floors.TenureLeasehold. The property is held on a 125 year lease from 24th October 1983 (thus approximately 82 years unexpired).LocationThe property is situated on a residential road close to local shops and amenities. The open spaces of Horniman Play Park are within easy reach. Transport links are provided by Forest Hill overground station and rail station.AccommodationFirst FloorReception RoomKitchenTwo BedroomsBathroomExteriorThe property benefits from a private balcony.TenancyThe property is subject to a Periodic Tenancy at a rent of £1,400 per calendar month (notice has been served and the tenant is vacating on 8th October 2026)EPC RatingEFinancial ToolsyieldmortgageYour estimated rental returnsGross yield0.0%Net yield0.0%Annual income£0Adjust monthly rent to see yield calculationsPurchase Price£220,000Monthly Rent£0Annual Costs£0For illustration only. Seek independent financial advice before making decisions.Additional Fees and Disclaimer Administration charge: £1,800 including VAT unless otherwise stated in the addendum. Buyers Premium and Disbur…

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Key facts

113Lot number

ResidentialUse class

LeaseholdTenure

EEPC

82 yearsLease remaining

£17K/yrPassing income

11 June 2026Auction date

Planning activity nearby

665 planning applications on record within 250m of this lot, including on the same street. Recent local decisions are a fast read on what the council will and won't permit here.

THE HORNIMAN MUSEUM & GARDENS, 100 LONDON ROADDetails submitted pursuant to Condition 13-External Lighting of planning permission DC/23/130987 dated 30th August 2023 (amended by DC/24/135693 dated 10th July 2024) at The Horniman Museum & Gardens, 100 London Road SE23.Jun 2026Undecided THE HORNIMAN MUSEUM & GARDENS, 100 LONDON ROADDetails submitted pursuant to Condition 3-Mechanical Services/Noise Control of Listed Building Consent DC/23/130988 dated 30th August 2023 at The Horniman Museum & Gardens, 100 London Road SE23.Jun 2026Undecided 80 LONDON ROAD, LONDONREAR: ONE: Leylandii Tree (T1) HEIGHT 13m. FELL to ground level. REASON: too close to building REAR: ONE: Yew Tree (T2) HEIGHT 7m. FELL to ground level. REASON: weak structure of the tree and dye back REAR: ONE: Dawn Redwood Tree (T3) CROWN REDUTION by 3m to 10m from 13m FRONT: ONE: Cherry Tree (T4) CROWN REDUCTION by 2m from 6m to 4m REAR: ONE: Leylandi Tree (G1) HEIGHT 7m. FELL to ground level. REASON: weak structure of the tree and dye backJun 2026Undecided THE HORNIMAN MUSEUM & GARDENS, 100 LONDON ROADCENTRAL (Animal Walk/Butterfly House): ONE dead Willow (T1)(approx.ht.12m) FELL to monolith ht.4m. Reason: the tree has died, reduce to leave a monolith for habitat at 4m. Another willow will be planted as a replacement, under duty to replace, see also 6-wk notice last year ref. DC/25/140854. Informative A: huge thanks for managing the tree as monolith for wildlife and biodiversity. Informative B: duty to replace applies if a tree in a conservation area is removed because it is dead or presents an immediate risk of serious harm: Tree Preservation Orders and trees in conservation areas guidance para121. Informative C: large canopy species required as replacement, planted as near as possible to the original tree during the 2026-27 planting season with the monolith and replacement tree protected with fencing from animal damage for amenity, wildlife and shade to reduce increasingly high summer temperatures due to climate change. If the sloping site is too dry to sustain willow in the future with climate change, see below for alternative suggested replacement species. Informative D: please create habitat log piles with arisings for wildlife and biodiversity.May 2026Permitted THE HORNIMAN MUSEUM & GARDENS, 100 LONDON ROADREAR (by pitch & putt): ONE Cedar (T1)(approx.ht.16m) remove one snapped limb. Reason: it has snapped and hanging in the canopy, to be removed to mitigate health & safety issues as the gardens are a high volume area. REAR (by rail line nature trail): ONE Ash (T2)(approx.ht.12m) remove snapped and fallen canopy. Reason: canopy has snapped out due to a large cavity causing structural failure and the canopy is now lying on the ground, the stem to be left as it stands as monolith. Informative A: thank you for careful management to retain trees and monoliths for amenity, wildlife and landscape character. Informative B: successional planting is encouraged with another cedar planted nearby for future feature tree in this part of the garden near the top entrance off Horniman Drive. Informative C: please create habitat log piles with some arisings for wildlife and biodiversity.May 2026Permitted

Planning data from PlanIt, the open index of UK council planning registers. Check the council's own register before relying on it.

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