28 Springrice Road, London, SE13 6HR

UPRN:100022006141Mid Terrace House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: D (56)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£868,000

£781k - £955kMedium

Estimate

£868k

Range

£781k – £955k

Rent Estimate (pcm)

£3,900

£4k - £4k

Monthly

£3,900

Yield

11.28%

Verdict

Derived from HomePortfolio scores

28 Springrice Road earns an INVESTIGATE rating with HP Score 72/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). 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

72/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 36Bike 62

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£415,000

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,550-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £136,550
Net cash flow: £1,299/mo
Cash on cash: 11.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.78 - 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£868,000

Rent Estimate (pcm)£3,900

Gross Yield11.28%

1y Growth+26.0%

3y Growth-3.2%

5y Growth-1.4%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE13 6HR

Approval Rate

-12mo

Development

low

DC/26/145865
Schedule 1 application for a Lawful Development Certificate (Existing) submitted under Section (191) of the Town & Country Planning Act 1990 (as amended) for the sub-division into 2 self-contained flats at 119 A & B, Sangley Road SE6.
Pending
DC/26/145841
Schedule 1 application for the installation of an extraction flue on the rear elevation at 273 Brownhill Road SE6.
Pending
DC/26/145823
Construction of an L-shaped roof extension in the rear roof slope, together with the installation of a roof light in the front roof slope, and the raising of the roof ridge by 300mm and associated works at 7 Longhurst Road SE13.
Pending

View Planning Timeline

Ownership

Corporate Ownership61.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density13,466 /km²

Owner Occupied51%

Age Distribution

0-15 20%16-64 71%65+ 9%

View Area Profile

Schools Nearby

Brindishe Green School
0.2 mi
Good
Education-My Life Matters
0.4 mi
Good
The Anchor SENDfriendly Centre
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Lewisham Church of England Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8B Springrice Road
-
£381k
-
16 Springrice Road
-
£910k
-
12 Springrice Road
-
£770k
-
50 Springrice Road
-
£675k
-

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