12 Cheriton Court, Selhurst Road, London, SE25 6LW

UPRN:100020657128Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band CEPC: D (67)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

12 Cheriton Court, Selhurst Road, London, SE25 6LW

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

£324,000

£308k - £340kHigh

Estimate

£324k

Range

£308k – £340k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

5.49%

Verdict

Derived from HomePortfolio scores

12 Cheriton Court earns an INVESTIGATE rating with HP Score 77/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 45Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -8.0% (HIGH), sold-comps -30.6%, £/sqft -30.6%] → 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 100020657128· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.8%· as of 5 Nov 2026
Rental economics3.4/40
gross yield 5.5%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1600/mo (range 1450-1700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -431/mo, -27% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 & liquidity14.7/15
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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£74/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 100020657128Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.8%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1700)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 · verify before relying on this
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 1600/mo (range 1450-1700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£324,000

Rent Estimate (pcm)£1,600

Gross Yield5.49%

1y Growth+111.1%

3y Growth+2.9%

5y Growth+1.2%

10y Growth+2.4%

Last Sold Price£152,500 (2024-06-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE25 6LW

Approval Rate

-12mo

Development

low

26/03029/NMA
Non-material amendment application in relation to planning permission 23/01404/FUL for the conversion from a small HMO to a large HMO. The changes are removal of the first-floor kitchen, addition of en-suites to bedrooms 1,2,3,7 and 8, changes to layout of ground floor kitchen.
Pending
26/02863/HSE
Alterations including erection of hip-to-gable roof extension with rear dormer, single-storey rear extension and extension to rear garage.
Pending
26/02840/LP
Erection of a outbuilding at rear of garden.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2024-06-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density5,668 /km²

Owner Occupied35%

Age Distribution

0-15 23%16-64 66%65+ 11%

View Area Profile

Schools Nearby

St Chad's Catholic Primary School
0.2 mi
Good
Aya College (Educational Provision)
0.2 mi
Requires improvement
Whitehorse Manor Junior School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Whitehorse Manor Infant School
0.2 mi
Good

0 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Cheriton Court Selhurst Road
-
£153k
-
Cheriton Court Selhurst Road
-
£280k
-
Cheriton Court Selhurst Road
-
£360k
-
Cheriton Court Selhurst Road
-
£290k
-

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