25 Trewsbury Road, London, SE26 5DP

UPRN:100022014132Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (65)

Data freshness:Listing· freshPlanning· 2mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£561,000

£449k - £674kLow

Estimate

£561k

Range

£449k – £674k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

2.27%

Verdict

Derived from HomePortfolio scores

25 Trewsbury Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 66/100 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 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

75/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 43Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: the advert has 5 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -301.1%, £/sqft -301.3%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.2%· as of 30 Oct 2026
Rental economics0/40
gross yield 2.3%; 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 -4,088/mo, -154% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 4 Nov 2026
Risk & liquidity9.2/15
264 sales/12mo in area; valuation range width 40%
- 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

£1,050,000£1,610,000

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£1,400,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £505,050
Net cash flow: -£2,890/mo
Cash on cash: -6.9%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.56 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.2%Valuation edge · as of 30 Oct 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 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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), 52 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. 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 Yield2.27%

1y Growth-

3y Growth-0.6%

5y Growth-0.4%

10y Growth+1.6%

Last Sold Price£315,000 (2010-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1SE26 5DP

Approval Rate

100%12mo

Development

low

DC/26/145939
Schedule 1 application for discharge of details submitted pursuant to Condition 14-Living Roof and Condition 16-Delivery and Servicing of planning permission DC/22/127818 (Appeal Ref: APP/C5690/W/23/3317236) dated 14th November 2023 (amended by DC/25/139713 dated 16th July 2025) at Land at the Rear of 55 Broseley Grove SE26.
Pending
26/04270/LDC
Erection of single-storey timber outbuilding within rear garden. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
DC/26/145907
Schedule 1 application for the replacement of the existing windows and rear door on the property with new slimline double glazed timber framed windows on the front elevation, uPVC framed windows on the side and rear elevations and a new uPVC door on the rear elevation 83 Peak Hill SE26.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2010-11-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density7,925 /km²

Owner Occupied54%

Age Distribution

0-15 18%16-64 69%65+ 13%

View Area Profile

Schools Nearby

Alexandra Junior School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Our Lady and St Philip Neri Catholic Primary School
0.3 mi
Inspected as Our Lady and St Philip Neri Roman Catholic Primary School (URN 100732) on 17 Oct 2019
St Michael's Church of England Primary School
0.4 mi
Inspected as St Michael's Church of England Primary School (URN 100731) on 27 Feb 2020
Forest Hill School
0.5 mi
Good

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

View All Schools

Comparables

View All

13 Trewsbury Road
-
£1.31M
-
11 Trewsbury Road
-
£1.11M
-
3 Trewsbury Road
-
£475k
-
17 Trewsbury Road
-
£588k
-

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