5 Taunton Road, London, SE12 8PQ

UPRN:100022011682Terrace Property2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: C (74)

Data freshness:Price Paid· freshPlanning· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£561,000

£533k - £589kHigh

Estimate

£561k

Range

£533k – £589k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.94%

Verdict

Derived from HomePortfolio scores

5 Taunton Road earns an INVESTIGATE rating with HP Score 72/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (58/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

58/ 100

Moderate

Transit & Bike

Transit 39Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +4.6% (HIGH), sold-comps -10.1%, £/sqft -10.1%] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100022011682· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 7.4%· as of 1 Nov 2026
Rental economics6.5/40
gross yield 5.9%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2650/mo (range 2450-2900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -439/mo, -17% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 28 Oct 2026
Risk & liquidity14.6/15
209 sales/12mo in area; valuation range width 10%
- 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

£401,000£615,000

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£535,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £178,550
Net cash flow: £29/mo
Cash on cash: 0.2%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.47 - 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 100022011682Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 7.4%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2650/mo (range 2450-2900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 2026

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 2650/mo (range 2450-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 63 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£561,000

Rent Estimate (pcm)£2,650

Gross Yield5.94%

1y Growth-

3y Growth+0.0%

5y Growth-0.3%

10y Growth+1.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE12 8PQ

Approval Rate

-12mo

Development

low

DC/26/145878
Details submitted pursuant to Condition 36-Overheating Mitigation of planning permission DC/23/132184 dated 1st February 2024 at Mayfields Hostel, 47 Burnt Ash Hill SE12.
Pending
26/3118/EIA
Environmental Impact Assessment Screening Opinion under Regulation 6 of The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (the 'EIA Regulations') for the erection of 258 new homes within 11 new buildings ranging in height from 3 to 6 storeys and a row of detached houses along each of the northern and western boundaries, flexible community hub space at ground floor level; creation of new vehicular and pedestrian access ways at ground level alongside private and communal amenity space, children's playspace and public spaces at ground level; provision of 94 residential car parking spaces and 302 cycle spaces across ground and the undercroft car park.
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 Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density9,127 /km²

Owner Occupied26%

Age Distribution

0-15 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

Trinity Church of England School, Lewisham
0.1 mi
Report card2025
Ofsted no longer awards a single overall grade.
Brindishe Lee School
0.1 mi
Good
St Margaret's Lee CofE Primary School
0.3 mi
Outstanding
Brindishe Manor School
0.3 mi
Outstanding

6 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Taunton Road
-
£500k
-
15 Taunton Road
-
£425k
-
13 Taunton Road
-
£52k
-
15 Taunton Road
-
£123k
-

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