Flat C, 2 Avon Road, London, SE4 1QQ

UPRN:100021928038Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: Band CEPC: D (67)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£578,000

£463k - £694kLow

Estimate

£578k

Range

£463k – £694k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

4.46%

Verdict

Derived from HomePortfolio scores

Flat C earns an INVESTIGATE rating with HP Score 75/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 55Bike 67

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.5%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2600/mo (range 2350-2800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,172/mo, -45% 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
Risk & liquidity9.2/15
243 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£700,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£563/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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_snapshotsrent estimate 2600/mo (range 2350-2800)Rental economics · as of 13 Oct 2026 · verify before relying on this
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_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2600/mo (range 2350-2800)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£578,000

Rent Estimate (pcm)£2,600

Gross Yield4.46%

1y Growth-

3y Growth+2.1%

5y Growth+0.4%

10y Growth+2.3%

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

3SE4 1QQ

Approval Rate

100%12mo

Development

low

DC/26/145943
Schedule 1 application submitted under Section 96a of the Town & Country Planning Act 1990 for a non-material amendment in connection with the planning permission DC/17/101621 dated 22/1/2020, as amended by s73 Minor Material Amendment application DC/21/121768 dated 15 December 2021 'Construction of three buildings, measuring 8, 14 and 34 storeys in height, to provide 365 residential dwellings (use class C3) and 554.sqm gross of commercial/ community/ office/ leisure space (Use Class A1/A2/A3/ B1/ D1/ D2) with associated access, servicing, energy centre, car and cycle parking, landscaping and public realm works at the former car parks, Tesco Store, 209 Conington Road SE13', for the variation of Condition (2) in order to allow: Change to west elevation main entrance door from double leaf, outward opening swing doors to single leaf sliding door with fixed side panel.
Pending
DC/26/145906
Schedule 1 application for the construction of dormer in the rear roofslope and the installation of a rooflight in the rear outrigger roofslope and all associated works at 8 Harefield Road, SE4.
Pending
DC/26/145835
Schedule 1 for the demolition of the existing front wall and the provision of a vehicle crossover with hard standing and an electric charging point at 6 Shandon Court, Endwell Road SE4.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density7,722 /km²

Owner Occupied39%

Age Distribution

0-15 15%16-64 80%65+ 5%

View Area Profile

Schools Nearby

Ashmead Primary School
0.3 mi
Good
St Stephen's CofE Primary School
0.4 mi
Inspected as St Stephen's CofE Primary School (URN 100734) on 21 Jun 2022
Myatt Garden Primary School
0.4 mi
-
Prendergast School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Avon Road
-
£115k
-
17 Avon Road
-
£400k
-
10 Avon Road
-
£1.86M
-
12 Avon Road
-
£1.32M
-

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