8 Alloa Road, London, SE8 5AJ

UPRN:100021925232Mid Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: E (48)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 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

20 of 21 sources

Sale Estimate

£747,000

£710k - £784kHigh

Estimate

£747k

Range

£710k – £784k

Rent Estimate (pcm)

£3,850

£4k - £4k

Monthly

£3,850

Yield

6.29%

Verdict

Derived from HomePortfolio scores

8 Alloa Road earns an INVESTIGATE rating with HP Score 69/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 58Bike 79

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.6% (HIGH), sold-comps -4.7%, £/sqft -4.7%] → 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 100021925232· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 17.9%· as of 28 Oct 2026
Rental economics0/40
gross yield 3.3% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 2000/mo (tenanted)· as of 5 Nov 2026
Stress margin0/30
stressed cash flow -1,761/mo, -88% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 5 Nov 2026
Risk & liquidity14.7/15
194 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

£551,000£845,000

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£735,000

At the asking price

Monthly rent£3,850/mo

Evidenced range £3,600-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £248,550
Net cash flow: £185/mo
Cash on cash: 0.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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 100021925232Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 17.9%Valuation edge · as of 28 Oct 2026
listing_factscontractual rent 2000/mo (tenanted)Rental economics · as of 5 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£747,000

Rent Estimate (pcm)£3,850

Gross Yield6.29%

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price£640,000 (2018-08-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2SE8 5AJ

Approval Rate

100%12mo

Development

low

26/AP/3210
Non-material amendment of planning permission 21/AP/4671 'Erection of a part four and part five-storey (plus basement) building on current vacant site to provide residential units (Use Class C3), with associated landscaping, public realm, private and communal amenity space and cycle parking.' to amend the wording of Condition 6 (subsequently amended by 26/AP/2247) to allow the required information to be submitted and approved in four stages aligned with the proposed construction sequence.
Pending
26/AP/3105
Lawful Development Certificate (Proposed) for the change of use from a single dwellinghouse (Use Class C3) to a House in Multiple Occupation (Use Class C4) for occupation by up to six residents.
Pending
26/AP/3038
Partial change of use at ground and first floor levels from public house to 2No. short-term holiday let units. Insertion of door and alterations to existing fenestration.
Pending

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-08-31
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£39,505

Population Density10,632 /km²

Owner Occupied29%

Age Distribution

0-15 11%16-64 83%65+ 6%

View Area Profile

Schools Nearby

Marathon Science School
0.1 mi
Requires improvement
Deptford Park Primary School
0.2 mi
Good
Twin Oaks Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rotherhithe Primary School
0.3 mi
Inspected as Rotherhithe Primary School (URN 100810) on 20 Jun 2018

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

View All Schools

Comparables

View All

20 Alloa Road
-
£665k
-
34 Alloa Road
-
£655k
-
2 Alloa Road
-
£710k
-
64 Alloa Road
-
£513k
-

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