84 Geoffrey Road, London, SE4 1NU

UPRN:100021962595Converted Flat2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band CEPC: C (73)

Data freshness:Listing· freshOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

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

£477,000

£453k - £501kHigh

Estimate

£477k

Range

£453k – £501k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

2.14%

Verdict

Derived from HomePortfolio scores

84 Geoffrey Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (89/100). 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

79/ 100

Strong

Investment Score

72/ 100

High

Crime Score

35/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 51Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 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: the advert has 4 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -146.3% (HIGH), sold-comps -129.9%, £/sqft -129.7%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 100021962595· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 17.6%· as of 5 Nov 2026
Rental economics0/40
gross yield 2.1%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2100/mo (range 1950-2300)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,544/mo, -169% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 115 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 12 Nov 2026
Risk & liquidity14.6/15
243 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

£881,000£1,351,000

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£1,175,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £415,050
Net cash flow: -£2,512/mo
Cash on cash: -7.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.53 - 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 100021962595Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 17.6%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 1950-2300)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 2100/mo (range 1950-2300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 115 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£477,000

Rent Estimate (pcm)£2,100

Gross Yield2.14%

1y Growth+3.4%

3y Growth+2.1%

5y Growth+0.4%

10y Growth+2.3%

Last Sold Price£475,000 (2025-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4SE4 1NU

Approval Rate

66.7%12mo

Development

low

DC/26/146000
Schedule 1 application for a Lawful Development Certificate (proposed) submitted under Section 191/2 of the Town & Country Planning Act 1990 (as amended) and Classes B & C of Schedule 2, Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) for the construction of a single storey rear dormer extension and three front rooflights.
Pending
DC/26/145981
Schedule 1 application single storey side-infill & rear extension and all associated works to the ground floor flat at 4 Avignon Road, SE4
Pending
DC/26/145940
Schedule 1 application for installation of replacement double-glazed timber sash windows at 26C Breakspears Road, SE13.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.7%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-11-21
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 Occupied45%

Age Distribution

0-15 19%16-64 75%65+ 6%

View Area Profile

Schools Nearby

Myatt Garden Primary School
0.3 mi
-
John Stainer Community Primary School
0.3 mi
Outstanding
Ashmead Primary School
0.4 mi
Good
Haberdashers' Hatcham Free School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

104 Geoffrey Road
-
£165k
-
98 Geoffrey Road
-
£440k
-
84 Geoffrey Road
-
£475k
-
110 Geoffrey Road
-
£445k
-

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