What are you here to do?

Buying · postcode

Buying at SE9 3EE

Before you offer on a home at SE9 3EE: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £350k. In Mottingham East.

1 to check4 clear£350k typical on Wynford Way

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significant, landslides moderateBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Busy road: A20, 540 m awayAbout 36,365 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Quiet by WHO standardsRoad traffic about 51 dB (24-hour average), under the WHO guideline of 53.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£350ktypical sale on Wynford Way, last 10 years

£4,856typical price per m² in Mottingham East

£3,280–£5,350per m² for homes at SE9 3EE sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,856 for a neighbourhood benchmark: 90 m² comes to about £437k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Mottingham East

Mottingham East

+25% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	8	£573k	£413k – £1.90m
Semi-detached	39	£560k	£290k – £1.01m
Terraced	7	£440k	£280k – £605k
Flat	23	£270k	£175k – £433k

Standard sales in Mottingham East. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

3sales on Wynford Way in the last two years

77sales in Mottingham East in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at SE9 3EE

Home	Last sold	Floor area
55, Wynford WayFlat	£325,000, Sept 2023	67 m²	Buyer's report →
59, Wynford WayFlat	£219,000, May 2015	65 m²	Buyer's report →
62, Wynford WayTerraced	£350,000, Nov 2017	96 m²	Buyer's report →
64, Wynford WayTerraced	£408,000, Jun 2021	91 m²	Buyer's report →
65, Wynford WayFlat	£205,000, Apr 2025	48 m²	Buyer's report →
68, Wynford WayTerraced	£116,000, Nov 2000	–	Buyer's report →
70, Wynford WayTerraced	£350,000, Jul 2017	87 m²	Buyer's report →
71, Wynford WayFlat	£348,000, Jun 2025	65 m²	Buyer's report →
72, Wynford WayTerraced	£335,000, Dec 2017	102 m²	Buyer's report →
75, Wynford WayFlat	£52,995, May 1998

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at SE9 3EE

1 thing to raise before an offer, and a street where the typical sale was £350k. In Mottingham East.

1 to check4 clear£350k typical on Wynford Way

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significant, landslides moderateBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Busy road: A20, 540 m awayAbout 36,365 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Quiet by WHO standardsRoad traffic about 51 dB (24-hour average), under the WHO guideline of 53.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£350ktypical sale on Wynford Way, last 10 years

£4,856typical price per m² in Mottingham East

£3,280–£5,350per m² for homes at SE9 3EE sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,856 for a neighbourhood benchmark: 90 m² comes to about £437k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Mottingham East, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£216k	£190k	£1,350 a month	7.5%
2 beds	£314k	£288k	£1,600 a month	6.1%
3 beds	£508k	£463k	£2,000 a month	4.7%
4+ beds	£660k	£577k	£2,500 a month	4.5%
All homes	£520k	£444k	£2,080 a month	4.8%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places