32 Adamsrill Road, London, SE26 4AN

UPRN:100021923263Purpose Built Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo 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

19 of 21 sources

Sale Estimate

£497,000

£472k - £522kHigh

Estimate

£497k

Range

£472k – £522k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

5.24%

Verdict

Derived from HomePortfolio scores

32 Adamsrill Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (84/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

84/ 100

High

Transit & Bike

Transit 51Bike 52

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 edge-1.6/15
claims [AVM -10.7% (HIGH), sold-comps -5.6%, £/sqft -5.5%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 100021923263· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 22.2%· as of 7 Nov 2026
Rental economics1.8/40
gross yield 5.2%; range width penalty ×0.95
- valuation_snapshotsrent estimate 2400/mo (range 2250-2550)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -686/mo, -29% 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), 39 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
264 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,250-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£195/mo
Cash on cash: -1.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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 100021923263Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 22.2%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 2400/mo (range 2250-2550)Rental economics · as of 10 Nov 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 2400/mo (range 2250-2550)
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£497,000

Rent Estimate (pcm)£2,400

Gross Yield5.24%

1y Growth-35.1%

3y Growth-0.6%

5y Growth-0.4%

10y Growth+1.6%

Last Sold Price£515,000 (2022-01-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE26 4AN

Approval Rate

-12mo

Development

low

DC/26/145979
Schedule 1 application for replacement of doors and windows on the front, side and rear elevations of the ground floor flat at 28 Trewsbury Road, SE26.
Pending
DC/26/145951
Schedule 1 application for demolition of rear extension and construction of a single storey rear extension, installation of external wall insulation to the side and rear walls; installation of solar panels to the outbuilding roof and heat pump in the rear garden and one large replacement window and blocking up second window to first floor bathroom and replacement first floor rear bedroom window at 25 Tannsfeld Road, SE26.
Pending
DC/26/145939
Schedule 1 application for discharge of details submitted pursuant to Condition 14-Living Roof and Condition 16-Delivery and Servicing of planning permission DC/22/127818 (Appeal Ref: APP/C5690/W/23/3317236) dated 14th November 2023 (amended by DC/25/139713 dated 16th July 2025) at Land at the Rear of 55 Broseley Grove SE26.
Pending

View Planning Timeline

Ownership

Corporate Ownership61.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-01-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density12,211 /km²

Owner Occupied51%

Age Distribution

0-15 19%16-64 70%65+ 11%

View Area Profile

Schools Nearby

Forest Hill School
0.2 mi
Good
St Michael's Church of England Primary School
0.2 mi
Inspected as St Michael's Church of England Primary School (URN 100731) on 27 Feb 2020
Adamsrill Primary School
0.2 mi
-
Our Lady and St Philip Neri Catholic Primary School
0.3 mi
Inspected as Our Lady and St Philip Neri Roman Catholic Primary School (URN 100732) on 17 Oct 2019

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

View All Schools

Comparables

View All

26 Adamsrill Road
-
£370k
-
44 Adamsrill Road
-
£418k
-
50 Adamsrill Road
-
£723k
-
10 Adamsrill Road
-
£526k
-

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