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Flat 2, 7 Newhaven Road, London, SE25 6JQ

UPRN:100020651894Converted Flat1 bedsBuilt 1900-1929
LeaseholdCouncil Tax: -EPC: D (59)AI-Powered Intelligence
Data freshness:Price Paid· 2mo agoPrice Paid: ageing, refreshed 2mo ago (2026-08-01T00:05:07.844309+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-07-10T08:58:19.782748+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 3mo agoRisk: ageing, refreshed 3mo ago (2026-07-04T06:46:22.443816+00:00)Crime· 4mo agoCrime: stale, refreshed 4mo ago (2026-05-20T10:58:39.129138+00:00)Connectivity· 3mo agoConnectivity: ageing, refreshed 3mo ago (2026-07-04T20:23:28.637306+00:00)Amenities· 3mo agoAmenities: ageing, refreshed 3mo ago (2026-07-05T20:05:00.707256+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 2, 7 Newhaven Road, London, SE25 6JQ

HP Score

High Potential
Verdict
yesterday
  • BUY
    Strong overall fundamentals
  • INVESTIGATE
    Some risks
  • AVOID
    High risk factors
Confidence
High
Sale Estimate
£225,000
£202k - £247kMedium
Estimate
£225k
Range
£202k – £247k
Rent Estimate (pcm)
£1,100
£1k - £1kMedium
Monthly
£1,100
Yield
5.88%

AI Verdict

Derived from HomePortfolio scores

AI summary

Flat 2 earns a BUY rating with HP Score 83/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (83/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS
HP Score
83/ 100
High
Investment Score
64/ 100
Moderate
Crime Score
4/ 100
Low
Walkability
83/ 100
High
Transit & Bike
High
Real Data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

  • listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
  • listing is a other but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions
£20,000

At the asking price

£1,100/mo

Evidenced range £1,050-£1,200

5.4%
75%
Cash required
£7,300
Net cash flow
£694/mo
Cash on cash
114.1%
Score at this price
-

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 16.30 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

  • Score confidence is low

    largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

  1. 1. 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£225,000
Rent Estimate (pcm)£1,100
Gross Yield5.88%
1y Growth-
3y Growth+1.4%
5y Growth+0.6%
10y Growth+2.5%
Last Sold Price£155,000 (2020-05-15)
View Market Details

Risk Overview

  • Flood RiskVery low
  • Subsidence3
  • RadonLow
  • MiningUnknown
  • Landslide1
  • Air QualityUnknown
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0SE25 6JQ
Approval Rate
-12mo
Development
low
  • 26/02526/NMA
    Non-material Amendment (external alterations to include new entrance canopy and a re-design of the entrance door) to 23/04479/FUL for the proposed erection of a three storey building to the rear of 57 Warminster Road, to contain 8 flats. Associated site alterations including changes to the entrance of the existing building.
    Pending
  • 26/02495/HSE
    Erection of two storey side extension and erection of part single, part two storey rear extension (not built in accordance with PP 22/04577/HSE).
    Pending
  • 26/02468/LP
    Demolition of existing conservatory and erection of a single storey rear extension. Construction of a dormer extension within the rear roof slope and installation of three rooflights within the front roof slope.
    Approved
View Planning Timeline

Ownership

  • Corporate Ownership66.6%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2020-05-15
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
6 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median Household Income£34,987
Population Density11,391 /km²
Owner Occupied39%
Age Distribution
0-15 21%16-64 71%65+ 8%
View Area Profile

Schools Nearby

  • Whitehorse Manor Infant School
    0.1 mi
    Good
  • Whitehorse Manor Junior School
    0.1 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Aya College (Educational Provision)
    0.2 mi
    Requires improvement
  • Thornton Heath Nursery School
    0.2 mi
    Good

1 of 6 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All
  • 1 Newhaven Road
    -
    £115k
    -
  • 13 Newhaven Road
    -
    £490k
    -
  • 8 Newhaven Road
    -
    £265k
    -
  • 10 Newhaven Road
    -
    £275k
    -