51 Berryhill, London, SE9 1QW

UPRN:100020940282Mid Terrace House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (62)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£649,000

£617k - £682kHigh

Estimate

£649k

Range

£617k – £682k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

6.24%

Verdict

Derived from HomePortfolio scores

51 Berryhill earns an INVESTIGATE rating with HP Score 74/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (44/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Transit 21Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£625,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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

Purchase price£625,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £3,000-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: £141/mo
Cash on cash: 0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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. 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£649,000

Rent Estimate (pcm)£3,250

Gross Yield6.24%

1y Growth-

3y Growth+1.8%

5y Growth+2.0%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE9 1QW

Approval Rate

-12mo

Development

low

26/3054/CP
Certificate of Lawfulness (Proposed) is sought for loft conversion with new rear dormer.
Pending
26/2967/F
Replacement of windows to a first floor flat with double glazed white uPVC side-hung casement windows, with external uPVC beading bars, and with replacements to match the existing styles and sizes.
Pending
26/2947/SD
Submission of details pursuant to the discharge of Condition 5 (Contaminated Land: Remediation Strategy) of planning permission 25/3969/MA dated 06/08/2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density2,298 /km²

Owner Occupied91%

Age Distribution

0-15 20%16-64 60%65+ 20%

View Area Profile

Schools Nearby

Deansfield Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Gordon Primary School
0.5 mi
Good
St Mary's Catholic Primary School
0.6 mi
Outstanding
Christ Church Church of England Primary School, Shooters Hill
0.6 mi
Good

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

View All Schools

Comparables

View All

72 Berryhill
-
£620k
-
74 Berryhill
-
£525k
-
52 Berryhill
-
£595k
-
20 Berryhill
-
£510k
-

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