42 Codrington Hill, London, SE23 1LW

UPRN:100021945352Semi-Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: D (63)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£968,000

£920k - £1.02MHigh

Estimate

£968k

Range

£920k – £1.02M

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

3.82%

Verdict

Derived from HomePortfolio scores

42 Codrington Hill earns an INVESTIGATE rating with HP Score 78/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. 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

78/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 40Bike 67

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 edge-1.6/15
claims [AVM -13.6% (HIGH), sold-comps -24.9%, £/sqft -24.9%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 100021945352· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 15.2%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3500/mo (range 3150-3900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,198/mo, -63% 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), 49 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
330 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,150-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,289/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): 0.94 - 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 100021945352Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 15.2%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3500/mo (range 3150-3900)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

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 3500/mo (range 3150-3900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 49 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£968,000

Rent Estimate (pcm)£3,500

Gross Yield3.82%

1y Growth-7.6%

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price£765,000 (2019-06-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SE23 1LW

Approval Rate

-12mo

Development

low

DC/26/145859
Construction of a single storey infill extension to the rear of 37 Darfield Road, SE4.
Pending
DC/26/145837
Application for a Lawful Development Certificate (proposed) submitted under Section 192 of the Town & Country Planning Act 1990 (as amended) and Classes B, C & G of Schedule 2, Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) for a rear dormer extension, two front rooflights and the alteration of an existing chimney stack at 99 Crofton Park Road. SE4.
Pending
DC/26/145811
Retrospective application submitted under Section 73 of the Town & Country Planning Act 1990 for a Minor Material Amendment in connection with the planning permission (DC/24/135107) dated 30 April 2024, for the variation of Condition (2) Approved drawings in order to allow:- an additional depth of 1 metre to the single storey rear extension due to changes of the land levels and an increase in height of 0.3 metres for the parapet and roof light amendments at 9 Brockley View SE23.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-06-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density6,643 /km²

Owner Occupied62%

Age Distribution

0-15 20%16-64 69%65+ 11%

View Area Profile

Schools Nearby

Stillness Infant School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Stillness Junior School
0.1 mi
Good
St William of York Catholic Primary School
0.3 mi
Good
Dalmain Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Codrington Hill
-
£805k
-
28 Codrington Hill
-
£871k
-
36 Codrington Hill
-
£912k
-
28 Codrington Hill
-
£790k
-

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