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Flat 1, 10 Howden Road, London, SE25 4AS

UPRN:100020649665Converted Flat1 bedsBuilt before 1900
LeaseholdCouncil Tax: Band BEPC: D (59)
Data freshness:Listing· freshListing: fresh, refreshed 2d ago (2026-11-07T04:00:05.687115+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:22:31.543149+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T15:18:28.931038+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 3d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 1, 10 Howden Road, London, SE25 4AS

HP Score

Strong
Verdict
2 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£278,000
£250k - £306kMedium
Estimate
£278k
Range
£250k – £306k
Rent Estimate (pcm)
£1,350
£1k - £1k
Monthly
£1,350
Yield
1.47%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 77/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (68/100). 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)HM Land Registry sales matched to addressDefra 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
66/ 100
Moderate
Crime Score
23/ 100
Moderate
Walkability
68/ 100
Moderate
Transit & Bike
Transit 47Bike 53
Walk Score, out of 100

Valuation & Market

Sale Estimate£278,000
Rent Estimate (pcm)£1,350
Gross Yield1.47%
1y Growth-
3y Growth+2.9%
5y Growth+1.2%
10y Growth+2.4%
Last Sold Price£130,000 (2013-12-13)

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow

Planning Activity

Recent Apps
0SE25 4AS
Approval Rate
-12mo
Development
low
  • 26/02928/CAT
    G1 Spruce, Cupressus, Ash, (Group of small trees) Fell and treat stump of Ash sapling fouling school sign T2 Myrobalan Plum Remove regrown shoots and re-treat stump T3 Common or Black Elder Remove regrown shoots and re-treat stump T10 Narrowleaf Ash Reduce crown height - by 2.5m Reduce crown radial spread - by 1.5-2m Remove - Suspended or broken branches T16 Robinia Remove - Basal growth T17 Tibetan Cherry Reduce crown - To previous reduction points T18 Narrowleaf Ash Reduce crown height - by 2.0m Reduce crown radial spread - by 2.0m Remove - Minor dead wood Raise low canopy - To 2.5m T32 Wych Elm, Spot marked stem Fell - Fell and treat stump G40 Mixed Shorten branch ends from school building to achieve and maintain a 3m clearance T47 Narrowleaf Ash Pollard - Re-pollard T48 Himalayan Birch Raise low canopy - To 2.2m T49 Himalayan Birch Raise low canopy - To 2.2m Reasons - Please see attached Tree Survey Work Schedule.
    Pending
  • 26/02927/TRE
    Lime T1 - T7 - Re-pollard above previous points Lime T9 - Reduce close to previous points - cavity at approx. 15ft over road Lime T11 - Re-pollard above previous points - very close to/on neighbouring property Holm Oak - T18 - prune to ensure 1.5 meters clearance from building & aerials Pine - T20 - Remove dead wood Lime - T21 - Re-pollard close to previous poits & ensure adequate clearance from building Oak - T27 - Reduce & shape to previous points - very close to 4 houses Yew, Maple & Holly - T28, T30 & T31 - Prune to ensure 2 meters clearance from buildings Yew T40 - Reduce & shape by around 40% as the neighbours house is claiming subsidence present & likely cause (TPO 01, 1981)
    Pending
  • 26/02916/TRE
    T29 Common Hornbeam - Fell - reason in tree survey. (TPO 11, 2002)
    Pending

Ownership

  • Corporate Ownership66.5%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2013-12-13
  • SourceLand Registry

Connectivity

Broadband (Standard)
18 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-

Area Profile

Median EarningsLocal authority£38,080
Population Density-
Owner Occupied63%
Age Distribution
0-15 19%16-64 66%65+ 15%

Schools Nearby

  • Cypress Primary School
    0.1 mi
    Good
  • Harris City Academy Crystal Palace
    0.5 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Harris Academy South Norwood
    0.5 mi
    Good
  • All Saints CofE Primary School
    0.5 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

Comparables

View All
  • 19 Howden Road
    -
    £735k
    -
  • 31 Howden Road
    -
    £765k
    -
  • 10 Howden Road
    -
    £320k
    -
  • 10 Howden Road
    -
    £320k
    -