10B Glenton Road, London, SE13 5RS

UPRN:100021963598Purpose Built Flat3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band DEPC: D (59)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£712,000

£676k - £748kHigh

Estimate

£712k

Range

£676k – £748k

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

12.00%

Verdict

Derived from HomePortfolio scores

10B Glenton Road earns an INVESTIGATE rating with HP Score 59/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (87/100). 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

59/ 100

Mixed

Investment Score

69/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

87/ 100

Excellent

Transit & Bike

Transit 44Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 estimate sits 44% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +43.8% (HIGH)] → 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 13 Oct 2026
- valuation_snapshotsestimate for 100021963598· as of 13 Oct 2026
Rental economics37/40
gross yield 12.0%; range width penalty ×0.93; the estimate this rent rides on sits 44% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4000/mo (range 3700-4250)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 44% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin27.8/30
stressed cash flow +1,112/mo, +28% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 39 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 & liquidity14.6/15
377 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 sensitivityScores 80+ up to £390,000

£360,000£460,000

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£400,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,700-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £1,419/mo
Cash on cash: 13.0%
Score at this price: 79

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - 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 100021963598Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4000/mo (range 3700-4250)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 44% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 4000/mo (range 3700-4250)
Rental economics needs verification before you rely on it
sale estimate 44% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £390,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£712,000

Rent Estimate (pcm)£4,000

Gross Yield12.00%

1y Growth+2.4%

3y Growth-3.2%

5y Growth-1.4%

10y Growth+1.1%

Last Sold Price£711,000 (2024-10-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SE13 5RS

Approval Rate

-12mo

Development

low

DC/26/145863
Schedule 1 application for discharge of details submitted pursuant to Condition 3(a)(iii)(v)(vi)-Materials and Architectural Details of planning permission DC/26/143114 dated 22nd May 2026 at 3 Eliot Place SE3.
Pending
DC/26/145868
Schedule 1 application for discharge of details submitted pursuant to Condition 6-Soft Landscaping of planning permission DC/25/140532 dated 15th October 2025 at 62 Belmont Hill SE13.
Pending
DC/26/145852
Schedule 2 application for the change of use from sui generis and restaurant (Use Class E(b) to a veterinary practice (Use Class E) and all associated works at 7-9 Montpelier Vale SE3.
Pending

View Planning Timeline

Ownership

Corporate Ownership61.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2024-10-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density13,265 /km²

Owner Occupied28%

Age Distribution

0-15 18%16-64 74%65+ 8%

View Area Profile

Schools Nearby

St Margaret's Lee CofE Primary School
0.3 mi
Outstanding
Christ The King Sixth Form College
0.3 mi
-
St Matthew Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Saviour's Catholic Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

39 Glenton Road
-
£1.73M
-
33B Glenton Road
-
£335k
-
10B Glenton Road
-
£711k
-
8A Glenton Road
-
£560k
-

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