176 New Cross Road, London, SE14 5AA

UPRN:100021990766TerracedBeds -Built -

LeaseholdCouncil Tax: Band BEPC: -

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£534,000

£428k - £641kLow

Estimate

£534k

Range

£428k – £641k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

9.42%

Verdict

Derived from HomePortfolio scores

176 New Cross Road earns an AVOID rating with HP Score 78/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (97/100). 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 SourcesPortal listingsOfcom Connected NationsMarket 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

78/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

97/ 100

Excellent

Transit & Bike

Transit 49Bike 75

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£325,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £669/mo
Cash on cash: 7.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.32 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£534,000

Rent Estimate (pcm)£2,550

Gross Yield9.42%

1y Growth-

3y Growth-1.5%

5y Growth-2.4%

10y Growth+1.5%

Last Sold Price£60,000 (1999-09-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

6SE14 5AA

Approval Rate

83.3%12mo

Development

low

DC/26/146014
REAR: ONE Poplar (T1)(ht.18m) FELLED by storm. Reason: this huge tree fell over 8 rear gardens by Storm Austen.
Pending
DC/26/145993
Schedule 1 application for a Lawful Development Certificate (Existing) submitted under Section 191 of the Town and Country Planning Act 1990 (as amended) for the use of property as a large HMO (Use Class Sui Generis) at 123A New Cross Road, SE14.
Pending
DC/26/146015
Submission of material in accordance with Schedule 5, Clause 1.1.2 (Affordable Student Housing Nominations Agreement) of the 106 agreement dated 05 November 2021 Section 106 Agreement dated 22 March 2010 (Planning ref: DC/20/117966) and subsequently amended by the Deed of Variation dated 23 April 2026 in respect of 164-196 Trundley's Road and 1-9 Sanford Street, SE8.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.5%
Overseas OwnershipNo
Lease Term Remaining11 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1999-09-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density14,416 /km²

Owner Occupied14%

Age Distribution

0-15 19%16-64 73%65+ 8%

View Area Profile

Schools Nearby

Kender Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Haberdashers' Hatcham Primary
0.3 mi
Good
Edmund Waller Primary School
0.3 mi
Good
St James's Hatcham Church of England Primary School
0.5 mi
Inspected as St James's Hatcham Church of England Primary School (URN 100727) on 5 May 2023

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

View All Schools

Comparables

View All

180E New Cross Road
-
£320k
-
176 New Cross Road
-
£10k
-
180C New Cross Road
-
£305k
-
170 New Cross Road
-
£530k
-

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