Flat 6, 126–128 High Street, London, SE20 7EZ

UPRN:100020437378Flat/Maisonette1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 6, 126–128 High Street, London, SE20 7EZ

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£243,000

£194k - £291kLow

Estimate

£243k

Range

£194k – £291k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

11.60%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 77/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). 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.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

73/ 100

High

Crime Score

53/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 61Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 38% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +45.3%, £/sqft +45.2%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 21.9%· as of 28 Oct 2026
Rental economics39.7/40
gross yield 11.6%; range width penalty ×0.99; the estimate this rent rides on sits 38% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1450/mo (range 1400-1550)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin20.9/30
stressed cash flow +303/mo, +21% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 74 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 4 Nov 2026
Risk & liquidity9.3/15
208 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 80+ up to £124,000

£124,000£172,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£150,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,400-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: £498/mo
Cash on cash: 12.8%
Score at this price: 72

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.86 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 21.9%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1400-1550)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptions

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1400-1550)
Rental economics needs verification before you rely on it
sale estimate 38% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £124,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£243,000

Rent Estimate (pcm)£1,450

Gross Yield11.60%

1y Growth-

3y Growth+0.9%

5y Growth-0.6%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1SE20 7EZ

Approval Rate

100%12mo

Development

low

26/04270/LDC
Erection of single-storey timber outbuilding within rear garden. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
23/00178/CON9
Details submitted to comply with the requirements of the following conditions relating to planning permission 23/00178/S73A: Condition 8 - Construction Logistics Plan
Pending
26/04151/HPA
Erection of a single storey rear extension and gabled two storey side extension. New rear dormers with removal of chimney. Erection of a single storey side extension and first floor set-back hipped extension. Roof to main house raised for loft conversion and introduction of rooflights. Elevational alterations and hard landscaping.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.4%
Overseas OwnershipNo
Lease Term Remaining152 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density8,343 /km²

Owner Occupied54%

Age Distribution

0-15 20%16-64 70%65+ 10%

View Area Profile

Schools Nearby

St John's Church of England Primary School
0.0 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Harris Primary Academy Crystal Palace
0.2 mi
Inspected as Malcolm Primary School (URN 101629) on 9 Oct 2012
Harris Primary Academy Kent House
0.3 mi
Outstanding
Alexandra Infant School
0.4 mi
Good

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

106 High Street
-
£170k
-
106A High Street
-
£238k
-
106A High Street
-
£205k
-
112 High Street
-
£2k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN