16 Macclesfield Road, London, SE25 4RZ

UPRN:100020650930Mid Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£491,000

£466k - £516kHigh

Estimate

£491k

Range

£466k – £516k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

5.64%

Verdict

Derived from HomePortfolio scores

16 Macclesfield Road earns an INVESTIGATE rating with HP Score 84/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (96/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

84/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

96/ 100

Excellent

Transit & Bike

Transit 35Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM -1.8% (HIGH), sold-comps -16.0%, £/sqft -16.0%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100020650930· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.9%· as of 4 Nov 2026
Rental economics4.6/40
gross yield 5.6%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2350/mo (range 2200-2550)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -512/mo, -22% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 481 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 11 Nov 2026
Risk & liquidity14.6/15
340 sales/12mo in area; valuation range width 10%
- 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 sensitivity

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,200-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£61/mo
Cash on cash: -0.4%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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

valuation_snapshotsestimate for 100020650930Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.9%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2350/mo (range 2200-2550)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

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 2350/mo (range 2200-2550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 481 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£491,000

Rent Estimate (pcm)£2,350

Gross Yield5.64%

1y Growth-

3y Growth+2.9%

5y Growth+1.2%

10y Growth+2.4%

Last Sold Price£57,500 (1995-03-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE25 4RZ

Approval Rate

-12mo

Development

low

26/02958/DISC
Details pursuant to Conditions 4 (bins and cycle) and 5(landscaping and parking) attached to PP 25/02452/FUL
Pending
26/02953/LP
Conversion of existing loft space to provide additional habitable accommodation, including construction of a rear dormer and hip-to-gable roof enlargement, installation of rooflights and associated external alterations.
Pending
26/02965/HSE
Erection of a single storey rear and side extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1995-03-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density10,330 /km²

Owner Occupied69%

Age Distribution

0-15 21%16-64 66%65+ 13%

View Area Profile

Schools Nearby

Oasis Academy Arena
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Oasis Academy Ryelands
0.2 mi
Good
Oasis Academy Shirley Park Primary
0.3 mi
Inspected as Oasis Academy Shirley Park (URN 135968) on 1 Oct 2024
St Thomas Becket Catholic Primary School
0.4 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

18 Macclesfield Road
-
£525k
-
18 Macclesfield Road
-
£430k
-
18 Macclesfield Road
-
£457k
-
18 Macclesfield Road
-
£395k
-

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