16 Pincott Place, London, SE4 2ER
UPRN:100021996308Purpose Built Flat1 bedsBuilt 1983-1990
LeaseholdCouncil Tax: Band CEPC: C (80)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:52:57.984149+00:00)Ownership· freshOwnership: fresh, refreshed 3d ago (2026-11-06T16:18:00.512691+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 4d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
HP Score
82
/ 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 sourcesSale Estimate
£255,000
£242k - £268kHigh
Estimate
£255k
Range
£242k – £268k
Rent Estimate (pcm)
£1,150
£1k - £1k
Monthly
£1,150
Yield
5.41%
Verdict
Derived from HomePortfolio scores
16 Pincott Place earns an INVESTIGATE rating with HP Score 82/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (77/100). 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 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
82
HP Score
82/ 100
Strong
74
Investment Score
74/ 100
High
14
Crime Score
14/ 100
Low
77
Walkability
77/ 100
High
Transit & Bike
Transit 49Bike 64
Walk Score, out of 100
Valuation & Market
Sale Estimate£255,000
Rent Estimate (pcm)£1,150
Gross Yield5.41%
1y Growth-
3y Growth+2.1%
5y Growth+0.4%
10y Growth+2.3%
Last Sold Price£235,000 (2014-07-31)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningModerate
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0SE4 2ER
Approval Rate
-12mo
Development
low
- Pending26/AP/3201Ground floor side infill extension, facade alterations and all associated works at 38 Hichisson Road,SE15 3AL.
- PendingDC/26/145906Schedule 1 application for the construction of dormer in the rear roofslope and the installation of a rooflight in the rear outrigger roofslope and all associated works at 8 Harefield Road, SE4.
- Pending26/AP/3185Details of condition 5 (CEMP) pursuant to planning permission 24/AP/3545 (Change of use of part of the ground floor, the first and second floors from Class E (Business) to C3 (Residential) to create 1 x 3/4-bedroom maisonette external alterations including installation of a new shop front to ground floor shop, replacement of the existing windows and doors with new double glazed timber sash windows and doors , replacement of ground floor side elevation door with a timber door, reconstruction of rear wall, reinstatement of first floor front terrace and refurbishment of rear servicing area including new timber doors/gates.)
Ownership
- Corporate Ownership73.7%
- Overseas OwnershipNo
- Lease Term Remaining87 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2014-07-31
- SourceLand Registry
Connectivity
Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,505
Population Density10,366 /km²
Owner Occupied48%
Age Distribution
0-15 19%16-64 75%65+ 6%
Schools Nearby
- Ivydale Primary School0.2 miGood
- Lift Newlands0.3 miGoodImproving
- Turnham Academy0.3 miGood
- Chelwood Nursery School0.3 miReport card2026
Ofsted no longer awards a single overall grade.
3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 23 Pincott Place-£500k-
- 42 Pincott Place-£545k-
- 20 Pincott Place-£450k-
- 41 Pincott Place-£265k-