How much is Belmont Hill?

The asking price is £1,250,000.

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Belmont Hill, SE13 5AX

6-bedroom house · SE13 5AX

3,000 sq ft3 baths

Asking

£1,250,000

For saleListed 30 days

Character

Investor metrics

HMO Article 4 Direction AreaSmall HMO Northern Extension · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

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About

The property

An imposing Edwardian, ‘Arts & Crafts’ house, prominently situated on the corner of Belmont Hill and Lockmead Road, a quarter of a mile walk from Lewisham zone 2 and DLR stations, but also within a mile of Blackheath village.

The house is very spacious with almost 3000sq.ft. of living accommodation arranged over four floors that could made back into a very fine family home.

Currently the basement is a self-contained two bedroomed flat rented at £1700/month (it would be possible to serve 4 months’ notice after 4 th November) and the upper three floors are a four-bedroom HMO, that had been let at £4000/month and is currently vacant.

There is relatively little outside space for such a large house, the largest area being over the garage with access onto Lockmead Road.

The Accommodation Comprises: Entrance Hall, Two Reception Rooms, Kitchen/Dining Room, Study, W.C., Four Bedrooms, Three Bathrooms, Garden, Garage, Separate Two Bedroomed Basement Flat.

EPC: D (house) D (flat) Council Tax Band: F (house) C (flat) Lewisham Belmont Conservation Area

Character

Key information

Price per sq ft

£417/sq ft

Based on 3,000 sq ft (201 sq m)

Floor area

3,000 sq ft (201 sq m)

Council tax band

Band F

Estimated ~£2,600/year

Tenure

Freehold

Local authority

Lewisham

London Borough

County

Greater London Authority

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Returns

What does it return?

Set an offer; the calculator follows it.

Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

Short-let restrictions apply

Greater London: an entire home can be let short-term for at most 9090 short-let nights plus a mid-term let for the rest of the year.
England: a national short-term let register is being introduced; register the property before letting.

We're still gathering serviced-accommodation data for this area.

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Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Weak signals — move on

Factor breakdown

BMV discountNot calculated, and not zero — there is no value estimate for this property to discount against.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market30 days

4/25

—

Seller motivation

Not scored yet

Days on market30

Price reduction—

STC fall-through—

Back to market—

Agency change—

EPC rating—

Listing timeline

Still activeDay 30 on marketToday

Strategy fit

No strategy scores available yet.

Article 4HMO Article 4 applies

HMO Conversion Potential

Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.