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74 Pincott Place, London, SE4 2ES

UPRN:100021996366Purpose Built Flat2 bedsBuilt 1991-1995
LeaseholdCouncil Tax: Band CEPC: E (54)
Data freshness:Listing· 1mo agoListing: ageing, refreshed 1mo ago (2026-09-24T04:00:02.416235+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T02:25:43.443246+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:33:36.914383+00:00)EPC· 1mo agoEPC: ageing, refreshed 1mo ago (2026-10-01T13:04:54.133852+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)Amenities· 1mo agoAmenities: ageing, refreshed 1mo 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)
74 Pincott Place, London, SE4 2ES

HP Score

Strong
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£303,000
£273k - £334kMedium
Estimate
£303k
Range
£273k – £334k
Rent Estimate (pcm)
£1,350
£1k - £1k
Monthly
£1,350
Yield
5.35%

Verdict

Derived from HomePortfolio scores

74 Pincott Place earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (65/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
78/ 100
Strong
Investment Score
70/ 100
Moderate
Crime Score
14/ 100
Low
Walkability
65/ 100
Moderate
Transit & Bike
Transit 55Bike 62
Walk Score, out of 100

Valuation & Market

Sale Estimate£303,000
Rent Estimate (pcm)£1,350
Gross Yield5.35%
1y Growth-
3y Growth+2.1%
5y Growth+0.4%
10y Growth+2.3%
Last Sold Price£144,000 (2008-05-16)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningModerate
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0SE4 2ES
Approval Rate
-12mo
Development
low
  • 26/AP/3185
    Details 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.)
    Pending
  • 26/AP/3162
    Construction of a first floor rear extension.
    Pending
  • DC/26/145855
    We are writing to give a 5 day notification of the removal of a dead Cherry tree located in the rear garden of 22 Arbuthnot Road
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership73.7%
  • Overseas OwnershipNo
  • Lease Term Remaining87 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2008-05-16
  • 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 Density10,366 /km²
Owner Occupied48%
Age Distribution
0-15 19%16-64 75%65+ 6%
View Area Profile

Schools Nearby

  • Ivydale Primary School
    0.3 mi
    Good
  • John Stainer Community Primary School
    0.3 mi
    Outstanding
  • Haberdashers' Hatcham Free School
    0.3 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Lift Newlands
    0.3 mi
    GoodImproving

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

View All Schools

Comparables

View All
  • 78 Pincott Place
    -
    £192k
    -
  • 101 Pincott Place
    -
    £476k
    -
  • 90 Pincott Place
    -
    £236k
    -
  • 79 Pincott Place
    -
    £241k
    -