109C Tressillian Road, London, SE4 1XZ

UPRN:100022013941Flat/Maisonette2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£483,000

£435k - £532kMedium

Estimate

£483k

Range

£435k – £532k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

4.91%

Verdict

Derived from HomePortfolio scores

109C Tressillian Road earns an INVESTIGATE rating with HP Score 85/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (91/100). 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

HP Score

85/ 100

Strong

Investment Score

72/ 100

High

Crime Score

12/ 100

Low

Walkability

91/ 100

Excellent

Transit & Bike

Transit 57Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 5 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM -8.7% (MEDIUM), sold-comps +7.2%, £/sqft +7.3%] → measured edge +0.50pp 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 13 Oct 2026
- valuation_snapshotsestimate for 100022013941· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.9%· as of 5 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.92
- valuation_snapshotsrent estimate 2150/mo (range 2000-2300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -765/mo, -36% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 76 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 5 Nov 2026
Risk & liquidity12.8/15
243 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

£394,000£604,000

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£525,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £2,000-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£283/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - below 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 100022013941Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.9%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 2150/mo (range 2000-2300)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 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 2150/mo (range 2000-2300)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£483,000

Rent Estimate (pcm)£2,150

Gross Yield4.91%

1y Growth+17.3%

3y Growth+2.1%

5y Growth+0.4%

10y Growth+2.3%

Last Sold Price£415,000 (2023-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3SE4 1XZ

Approval Rate

100%12mo

Development

low

DC/26/145906
Schedule 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.
Pending
DC/26/145859
Construction of a single storey infill extension to the rear of 37 Darfield Road, SE4.
Pending
DC/26/145838
Raising of the roof eaves and ridge on all elevations and installation of rooflights to the front, side and rear at 59 Chalsey Road, SE4
Pending

View Planning Timeline

Ownership

Corporate Ownership73.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density11,714 /km²

Owner Occupied42%

Age Distribution

0-15 14%16-64 78%65+ 8%

View Area Profile

Schools Nearby

Prendergast School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Beecroft Garden Primary
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
John Stainer Community Primary School
0.4 mi
Outstanding
Gordonbrock Primary School
0.4 mi
-

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

View All Schools

Comparables

View All

91 Tressillian Road
-
£650k
-
111 Tressillian Road
-
£584k
-
137A Tressillian Road
-
£617k
-
137 Tressillian Road
-
£600k
-

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