220 New Cross Road, London, SE14 5PL

UPRN:100021990814Mid Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: C (69)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£955,000

£859k - £1.05MMedium

Estimate

£955k

Range

£859k – £1.05M

Rent Estimate (pcm)

£4,600

£4k - £5k

Monthly

£4,600

Yield

5.87%

Verdict

Derived from HomePortfolio scores

220 New Cross Road earns an INVESTIGATE rating with HP Score 81/100. 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 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)Defra 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

81/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

97/ 100

Excellent

Transit & Bike

Transit 70Bike 80

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 +1.6% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 100021990814· as of 10 Nov 2026
Rental economics6.1/40
gross yield 5.9%; range width penalty ×0.87
- valuation_snapshotsrent estimate 4600/mo (range 4200-4950)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -715/mo, -16% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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 12 Nov 2026
Risk & liquidity12.8/15
159 sales/12mo in area; valuation range width 20%
- 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

£705,000£1,081,000

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£940,000

At the asking price

Monthly rent£4,600/mo

Evidenced range £4,200-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £321,050
Net cash flow: £12/mo
Cash on cash: 0.0%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - 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 100021990814Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 4600/mo (range 4200-4950)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4600/mo (range 4200-4950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 69 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. 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£955,000

Rent Estimate (pcm)£4,600

Gross Yield5.87%

1y Growth-

3y Growth-1.5%

5y Growth-2.4%

10y Growth+1.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

2SE14 5PL

Approval Rate

0%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 Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density11,811 /km²

Owner Occupied36%

Age Distribution

0-15 11%16-64 83%65+ 6%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

224 New Cross Road
-
£895k
-
232 New Cross Road
-
£985k
-
232 New Cross Road
-
£550k
-
232 New Cross Road
-
£500k
-

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