378 Green Lane, London, SE9 3TQ

UPRN:100020970409Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (63)

Data freshness:Planning· 3mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

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

£686,000

£652k - £721kHigh

Estimate

£686k

Range

£652k – £721k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.58%

Verdict

Derived from HomePortfolio scores

378 Green Lane earns an INVESTIGATE rating with HP Score 77/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 38Bike 47

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 edge-1.6/15
claims [AVM -16.6% (HIGH), sold-comps -16.3%, £/sqft -16.2%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100020970409· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.8%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3050/mo (range 2750-3300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,263/mo, -41% 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), 37 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
446 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

£600,000£920,000

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£799,995

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,750-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £271,299
Net cash flow: -£588/mo
Cash on cash: -2.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - below 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 100020970409Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.8%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2750-3300)Rental economics · as of 9 Nov 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 3050/mo (range 2750-3300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 37 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£686,000

Rent Estimate (pcm)£3,050

Gross Yield4.58%

1y Growth-

3y Growth+1.8%

5y Growth+2.0%

10y Growth+3.0%

Last Sold Price£520,000 (2019-04-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SE9 3TQ

Approval Rate

100%12mo

Development

low

26/02063/ALA
Neighbouring borough consultation for the Part demolition of existing driving range and adventure golf buildings and erection of part single-, part two-storey extension, 4 x covered padel courts and 3 x external pickleball courts, with extensive landscaping and ancillary works.
Pending
26/3035/SD
Submission of details pursuant to discharge condition 3 (External Materials) of planning permission reference 25/1064/F dated 16/01/2026.
Pending
26/3007/F
Installation of Electric Vehicle Charging Infrastructure comprising one charging terminal on the footpath along with one 'No Stopping and EV Charging point' sign post.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-04-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density5,932 /km²

Owner Occupied87%

Age Distribution

0-15 21%16-64 60%65+ 19%

View Area Profile

Schools Nearby

Montbelle Primary School
0.2 mi
Good
Greenacres Primary School and Language Impairment Unit
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Olave's Prep School
0.4 mi
Inspected by ISI
Orion Ravensworth
0.4 mi
Good

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

376 Green Lane
-
£438k
-
364 Green Lane
-
£555k
-
376 Green Lane
-
£438k
-
400 Green Lane
-
£616k
-

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