166 Upper Brockley Road, London, SE4 1SS

UPRN:100022015669End Terrace HouseBeds -Built 1900-1929

Tenure: -Council Tax: Band CEPC: D (62)

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

166 Upper Brockley Road, London, SE4 1SS

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

19 of 21 sources

Sale Estimate

£917,000

£825k - £1.01MMedium

Estimate

£917k

Range

£825k – £1.01M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

7.11%

Verdict

Derived from HomePortfolio scores

166 Upper Brockley Road earns an AVOID rating with HP Score 80/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (89/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

80/ 100

Strong

Investment Score

72/ 100

High

Crime Score

30/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 55Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 28 Oct 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 estimate sits 24% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +23.7% (MEDIUM), sold-comps +6.4%, £/sqft +6.4%] → 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 100022015669· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.8%· as of 1 Nov 2026
Rental economics14.2/40
gross yield 7.1%; range width penalty ×0.84; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4150/mo (range 3750-4500)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 28 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -33/mo, -1% 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: 1 price cut(s), 70 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 & 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,750-£4,500

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £511/mo
Cash on cash: 2.6%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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 100022015669Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.8%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 4150/mo (range 3750-4500)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yield

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 4150/mo (range 3750-4500)
Rental economics needs verification before you rely on it
sale estimate 24% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£917,000

Rent Estimate (pcm)£4,150

Gross Yield7.11%

1y Growth-

3y Growth+2.1%

5y Growth+0.4%

10y Growth+2.3%

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

3SE4 1SS

Approval Rate

100%12mo

Development

low

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
DC/26/145828
Construction of a single storey extension and proposed glazing in the rear, together with the removal of 2 windows in the side/rear elevation at 1st floor level and all associated works at 92 Tyrwhitt Road SE4.
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 Remaining0 yrs
CovenantsRestrictive
Lease Type-
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 Density-

Owner Occupied51%

Age Distribution

0-15 16%16-64 74%65+ 10%

View Area Profile

Schools Nearby

John Stainer Community Primary School
0.2 mi
Outstanding
Haberdashers' Hatcham Free School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Haberdashers' Hatcham College
0.3 mi
-
Myatt Garden Primary School
0.3 mi
-

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

View All Schools

Comparables

View All

154 Upper Brockley Road
-
£1.45M
-
122 Upper Brockley Road
-
£1.40M
-
164 Upper Brockley Road
-
£801k
-
162B Upper Brockley Road
-
£450k
-

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