12 Hinstock Road, London, SE18 2TG

UPRN:100020975466Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: C (71)

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

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£531,000

£505k - £558kHigh

Estimate

£531k

Range

£505k – £558k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

3.90%

Verdict

Derived from HomePortfolio scores

12 Hinstock Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 62/100 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 31Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 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: the advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -50.7% (HIGH)] → 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 100020975466· as of 9 Nov 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2600/mo (range 2400-2800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,594/mo, -61% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 59 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 12 Nov 2026
Risk & liquidity14.6/15
475 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£800,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,400-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£900/mo
Cash on cash: -4.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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 100020975466Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2600/mo (range 2400-2800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2600/mo (range 2400-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 59 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£531,000

Rent Estimate (pcm)£2,600

Gross Yield3.90%

1y Growth-

3y Growth+0.3%

5y Growth+0.7%

10y Growth+2.3%

Last Sold Price£205,000 (2004-06-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE18 2TG

Approval Rate

-12mo

Development

low

26/3195/PN1
Prior Approval for the construction of two single storey rear extensions which will extend beyond the rear wall of the original dwelling by 6.00m, for which the maximum height will be 3.00m and the height at the eaves will be 3.00m.
Pending
26/3192/SD
Submission of details pursuant to discharge condition 7 (Operational Management Plan) and condition 11 (Sound Insulation Scheme) of planning permission reference 25/2176/F dated 26/02/2026.
Pending
26/3177/TC
Rear Garden - Fell T1 Sycamore to near ground level and remove the felled timber and branches from the garden. This proposal does not include stump excavation or work on any other tree. Reason -The tree is pressing into and damaging the boundary wall. I am concerned about further damage and possible failure of the wall.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-06-29
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£39,984

Population Density9,063 /km²

Owner Occupied56%

Age Distribution

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

View Area Profile

Schools Nearby

Plumcroft Primary School
0.1 mi
GoodImproving
St Margaret's Church of England Primary School
0.3 mi
Good
Nightingale Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Notre Dame Catholic Primary School
0.4 mi
Inspected as Notre Dame Catholic Primary School (URN 100179) on 3 Feb 2023

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

View All Schools

Comparables

View All

18 Hinstock Road
-
£420k
-
10 Hinstock Road
-
£418k
-
10 Hinstock Road
-
£214k
-
2 Hinstock Road
-
£190k
-

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