25 Honor Oak Park, London, SE23 1DZ

UPRN:100021969766Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (64)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£456,000

£433k - £479kHigh

Estimate

£456k

Range

£433k – £479k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.80%

Verdict

Derived from HomePortfolio scores

25 Honor Oak Park earns an INVESTIGATE rating with HP Score 75/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (85/100). 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

75/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

85/ 100

Excellent

Transit & Bike

Transit 44Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 7 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -9.6% (HIGH), sold-comps -14.4%, £/sqft -14.5%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 100021969766· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%· as of 24 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2000/mo (range 1850-2150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -790/mo, -40% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 197 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 7 Nov 2026
Risk & liquidity14.6/15
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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,850-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£303/mo
Cash on cash: -2.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 100021969766Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2000/mo (range 1850-2150)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 7 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 2000/mo (range 1850-2150)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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£456,000

Rent Estimate (pcm)£2,000

Gross Yield4.80%

1y Growth-

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price£450,000 (2026-02-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SE23 1DZ

Approval Rate

0%12mo

Development

low

DC/26/145903
Details submitted pursuant to Condition 7-Cycle Parking Facilities and Condition 16-Ultra-Low NOx Gas Fired Boilers of planning permission DC/24/137485 dated 20th June 2025 at Land to the Rear of Cheney Court, Waldram Park Road SE23.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership71.5%
Overseas OwnershipNo
Lease Term Remaining107 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2026-02-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density10,154 /km²

Owner Occupied61%

Age Distribution

0-15 20%16-64 71%65+ 9%

View Area Profile

Schools Nearby

Stillness Infant School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Stillness Junior School
0.3 mi
Good
Dalmain Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Allenby Tutorial Trust
0.4 mi
-

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

View All Schools

Comparables

View All

31A Honor Oak Park
-
£535k
-
25 Honor Oak Park
-
£450k
-
43A Honor Oak Park
-
£280k
-
23B Honor Oak Park
-
£300k
-

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