Macoma Road, London, SE18 2QJ

2-bedroom flat · SE18 2QJ

1 bath

Asking

£324,995

Sold STCListed 84 days

Investor metrics

HMO Article 4 Direction AreaRoyal Borough of Greenwich Article 4(1) (Houses in Multiple Occupation) Direction 2017 · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

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About

The property

COMMUNDAL ENTRANCE Door to front. ENTRANCE HALL Door to side. Laminate flooring. Understairs cupboard. LOUNGE 14' 7" x 10' (4.44m x 3.05m) Double glazed door to rear. Radiator. Laminate flooring.

Original coving. Shelving. KITCHEN 7' 7" x 7' 6" to cupboard (2.31m x 2.29m) Double glazed window to side. Range of wall and base units with work surface over and matching upstand.

Stainless steel sink with drainer unit. Luxury floor tiles. Plumbed for washing machine. Stainless steel oven, microwave, hob and extractor fan.

BEDROOM ONE 10' 10" into bay x 10' 7" to chimney breast (3.3m x 3.23m) Double glazed bay window to front. Radiator. Carpet. BEDROOM TWO 9' 4" x 7' 9" (2.84m x 2.36m) Double glazed window to rear.

Double glazed door to side leading to garden. Radiator. Laminate flooring. Cupboard housing boiler. SHOWER ROOM Obscure double glazed window to side. Towel radiator. Tiled walls and floor.

Extractor fan. Suite comprising: shower cubicle. Wash hand basin. Low level flush W.C. GARDEN Approximately 72ft. Mainly laid to lawn. Decked area's and shingled areas. Various shrubs. Storage shed.

GARDEN OFFICE 11' 7" x 9' 9" (3.53m x 2.97m) Power and light. Door to front with access to storage cupboard.

Key information

Council Tax Band

Band B

Estimated ~£1400/year

Tenure

Leasehold

Local Authority

Greenwich London Boro

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?

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Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

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Archie refurb estimate: a Pro feature

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0.0% below asking

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BTL · HMO · BRRR · SA · Flip — editable, saved scenarios

Investment calculatorBTL · BRRR · HMO · Flip · SA · R2R — editable inputs, saved scenarios

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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 market84 days

8/25

—

Seller motivation

Not scored yet

Days on market84

Price reduction—

STC fall-through—

Back to market—

Agency change—

EPC rating—

Listing timeline

Still activeDay 84 on marketToday

Strategy fit

No strategy scores available yet.

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.