2 Liphook Crescent, London, SE23 3BW

UPRN:100021980586Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (56)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£938,000

£891k - £985kHigh

Estimate

£938k

Range

£891k – £985k

Rent Estimate (pcm)

£3,900

£4k - £4k

Monthly

£3,900

Yield

5.51%

Verdict

Derived from HomePortfolio scores

2 Liphook Crescent earns an INVESTIGATE rating with HP Score 80/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (74/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

74/ 100

High

Transit & Bike

Transit 53Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +9.4% (HIGH), sold-comps -67.3%, £/sqft -67.2%] → 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 100021980586· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 11.7%· as of 8 Nov 2026
Rental economics3.4/40
gross yield 5.5%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3900/mo (range 3550-4250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -849/mo, -22% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 82 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 11 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,550-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£169/mo
Cash on cash: -0.7%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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 100021980586Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 11.7%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 3900/mo (range 3550-4250)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 3900/mo (range 3550-4250)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 82 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£938,000

Rent Estimate (pcm)£3,900

Gross Yield5.51%

1y Growth-

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price£375,000 (2003-06-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3SE23 3BW

Approval Rate

100%12mo

Development

low

26/AP/3276
Ground floor wrap-around extension, internal alterations, and all associated works
Pending
26/AP/3275
Certificate of lawfulness (proposed) for a hip-to-gable loft conversion with a rear dormer, internal alterations, and all associated works.
Pending
DC/26/145933
Schedule 1 application for the construction of a single storey rear garden outbuilding at 90 Wood Vale, SE23.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-06-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density4,457 /km²

Owner Occupied66%

Age Distribution

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

View Area Profile

Schools Nearby

Horniman Primary School
0.2 mi
Good
Fairlawn Primary School
0.3 mi
GoodImproving
Goodrich Community Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Anthony's Catholic Primary School
0.6 mi
Inspected as St Anthony's Catholic Primary School (URN 100852) on 25 Nov 2021

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

16 Liphook Crescent
-
£980k
-
34 Liphook Crescent
-
£1.45M
-
6 Liphook Crescent
-
£900k
-
38 Liphook Crescent
-
£1.18M
-

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