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88 Dacre Park, London, SE13 5SW

UPRN:100021948865Purpose Built Flat1 bedsBuilt 1967-1975
LeaseholdCouncil Tax: Band BEPC: C (69)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:46:14.817932+00:00)Ownership· freshOwnership: fresh, refreshed today (2026-11-10T13:27:13.517404+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
88 Dacre Park, London, SE13 5SW

HP Score

Mixed
Verdict
today
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£288,000
£274k - £302kHigh
Estimate
£288k
Range
£274k – £302k
Rent Estimate (pcm)
£1,650
£2k - £2k
Monthly
£1,650
Yield
6.88%

Verdict

Derived from HomePortfolio scores

88 Dacre Park earns an INVESTIGATE rating with HP Score 60/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
HP Score
60/ 100
Mixed
Investment Score
72/ 100
High
Crime Score
100/ 100
Elevated
Walkability
88/ 100
Excellent
Transit & Bike
Transit 42Bike 52
Walk Score, out of 100

Valuation & Market

Sale Estimate£288,000
Rent Estimate (pcm)£1,650
Gross Yield6.88%
1y Growth-
3y Growth-3.2%
5y Growth-1.4%
10y Growth+1.1%
Last Sold Price£135,000 (2006-12-18)

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningModerate
  • LandslideModerate
  • Air QualityLow
  • NoiseLow

Planning Activity

Recent Apps
0SE13 5SW
Approval Rate
-12mo
Development
low
  • 26/3176/TC
    T1 Robinia - an outstanding and beautiful late-mature specimen in the Blackheath Park Conservation Area. The tree is in excellent health and vigour and we do not wish to touch the main part of it in any way. It appears that at some time in the past one of the columns that make up the tree has failed, fallen horizontal and been cut back to within the edge of the canopy. However, regrowth from this large-diameter cross sectional cut has occurred and grown out right over the herbaceous border below. We aim to remove this branch back to the union with the fallen column in order to improve growing conditions for the plants below, which it currently overwhelms.
    Pending
  • 26/3169/TC
    T1 Sycamore - this lapsed pollard has not been pruned for over 5 years and, as is the case for the species, the regrowth has been quite extensive in all directions. We do not wish to reduce the height or re-pollard this old tree, rather just remove the overextending growth into the front garden of no.10 on the Southerly side back to the boundary / previous pruning points by up to 6m. It is completely covering a Willow-leaved Pear and a Holm Oak in the garden of no.10. The owner seeks to improve the growing conditions for these specimens and radically improve the light and air into the front of the property. T2 Beech - similarly, this tree has been allowed to overextend the rear garden of the neighbouring property on the Southerly aspect, such that it completely covers a deep herbaceous border and the edge of the central lawned area. We aim to only remove the lower tertiary stems of the canopy back to suitable growth points / unions near the boundary by up to 6m from 8m to 2m. The owner of 12 Pond Road has given full consent for the planned works to the owner of 10 Pond Road.
    Pending
  • DC/26/145953
    Schedule 1 application for discharge of details submitted pursuant to Condition 5(b)-Archaeological Written Scheme of Investigation and Condition 6(a)-Window Details of planning permission DC/26/142997 dated 23rd April 2026 at Brigade Works, Brigade Street SE3.
    Pending

Ownership

  • Corporate Ownership61.1%
  • Overseas OwnershipNo
  • Lease Term Remaining89 yrs
  • CovenantsNone
  • Lease TypeLeasehold
  • Last Ownership Change2006-12-18
  • SourceLand Registry

Connectivity

Broadband (Standard)
18 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-

Area Profile

Median EarningsLocal authority£39,505
Population Density-
Owner Occupied28%
Age Distribution
0-15 18%16-64 74%65+ 8%

Schools Nearby

  • St Margaret's Lee CofE Primary School
    0.0 mi
    Outstanding
  • St Matthew Academy
    0.3 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Trinity Church of England School, Lewisham
    0.4 mi
    Report card2025

    Ofsted no longer awards a single overall grade.

  • Christ The King Sixth Form College
    0.4 mi
    -

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

Comparables

View All
  • 68 Dacre Park
    -
    £253k
    -
  • 72 Dacre Park
    -
    £260k
    -
  • 68 Dacre Park
    -
    £250k
    -
  • 72 Dacre Park
    -
    £230k
    -