11 Rickman House, Grove Street, London, SE8 5RB

UPRN:100021965572Purpose Built Flat3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

11 Rickman House, Grove Street, London, SE8 5RB

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£373,000

£354k - £391kHigh

Estimate

£373k

Range

£354k – £391k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

7.60%

Verdict

Derived from HomePortfolio scores

11 Rickman House earns an INVESTIGATE rating with HP Score 78/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (84/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

84/ 100

High

Transit & Bike

Transit 35Bike 77

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 20% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +19.6% (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 100021965572· as of 13 Oct 2026
Rental economics19.5/40
gross yield 7.6%; range width penalty ×0.94; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1900/mo (range 1800-2050)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -85/mo, -4% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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
194 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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,800-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £303/mo
Cash on cash: 3.8%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.88 - 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 100021965572Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1800-2050)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% 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 1900/mo (range 1800-2050)
Rental economics needs verification before you rely on it
sale estimate 20% 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. 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.
3. 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£373,000

Rent Estimate (pcm)£1,900

Gross Yield7.60%

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price£415,000 (2020-11-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE8 5RB

Approval Rate

-12mo

Development

low

26/2984/SD
Submission of details pursuant to discharge condition 4 (Operational Management Plan) of planning permission reference 26/0237/F dated 13/04/2026.
Pending
DC/26/145787
Details submitted pursuant to Condition 5-Repointing Method Statement of Listed Building Consent DC/25/141717 dated 16th January 2026 at 31 Albury Street SE8.
Pending
DC/26/145780
Details submitted pursuant to Condition 41(a)-Water Supply Infrastructure of planning permission DC/24/135192 dated 15th October 2025 at Scott House, 185 Grove Street SE8.
Pending

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining89 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2020-11-18
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 Density7,555 /km²

Owner Occupied11%

Age Distribution

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

View Area Profile

Schools Nearby

Clyde Nursery School.
0.1 mi
GoodConcerns
Deptford Park Primary School
0.2 mi
Good
Twin Oaks Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Grinling Gibbons Primary School
0.4 mi
Good

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

View All Schools

Comparables

View All

Rickman House Grove Street
-
£245k
-
Rickman House Grove Street
-
£415k
-
Rickman House Grove Street
-
£397k
-
Rickman House Grove Street
-
£325k
-

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