Flat 1, 361 Baring Road, London, SE12 0EE

UPRN:100021929243Purpose Built Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band AEPC: C (70)

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

Flat 1, 361 Baring Road, London, SE12 0EE

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£397,000

£377k - £416kHigh

Estimate

£397k

Range

£377k – £416k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.21%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 75/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (76/100). 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 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

75/ 100

Strong

Investment Score

70/ 100

High

Crime Score

33/ 100

Moderate

Walkability

76/ 100

High

Transit & Bike

Transit 50Bike 56

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 edge0/15
claims [AVM -7.1% (HIGH), sold-comps -44.6%, £/sqft -44.6%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 100021929243· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 18.8%· as of 13 Nov 2026
Rental economics9/40
gross yield 6.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2200/mo (range 2050-2350)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -323/mo, -15% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 11 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 184 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 & liquidity14.7/15
209 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £89/mo
Cash on cash: 0.8%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - 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 100021929243Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 18.8%Valuation edge · as of 13 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 2050-2350)Rental economics · as of 14 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 2200/mo (range 2050-2350)
Stress margin needs verification before you rely on it
service charge / ground rent from 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£397,000

Rent Estimate (pcm)£2,200

Gross Yield6.21%

1y Growth-

3y Growth+0.0%

5y Growth-0.3%

10y Growth+1.4%

Last Sold Price£249,995 (2022-02-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE12 0EE

Approval Rate

-12mo

Development

low

26/04217/LDC
Demolition of conservatory and construction of single storey rear extension LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
DC/26/145879
Application for Prior Approval under Schedule 2, Part 1, Class A, Part (g) of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) for the construction of a single storey rear extension at a depth of 5.5m, an eaves height of 2.8m and a maximum height of 3.15m to 12 Henry Cooper Way, SE9.
Pending
DC/26/145816
Application for Prior Approval under Schedule 2, Part 1, Class A, Part (g) of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) for the construction of a single storey rear extension at a depth of4.85m, an eaves height of 3m and a maximum height of 3.2m to 94 Ivorydown BR1.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-02-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density-

Owner Occupied38%

Age Distribution

0-15 23%16-64 70%65+ 7%

View Area Profile

Schools Nearby

Haberdashers' Knights Academy
0.2 mi
Good
Launcelot Primary School and Nursery
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Haberdashers' Knights Primary
0.3 mi
Good
Drumbeat School and ASD Service
0.4 mi
-

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

View All Schools

Comparables

View All

345B Baring Road
-
£325k
-
Balmoral Court, 371 Baring Road
-
£324k
-
Balmoral Court, 371 Baring Road
-
£285k
-
361 Baring Road
-
£250k
-

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