Basement Flat, 55 Westwood Hill, London, SE26 6NS

UPRN:100022019583-Beds -Built -

Tenure: -Council Tax: Band CEPC: -

Data freshness:Listing· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Basement Flat, 55 Westwood Hill, London, SE26 6NS

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£392,000

£314k - £471kLow

Estimate

£392k

Range

£314k – £471k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Basement Flat earns an INVESTIGATE rating with HP Score 79/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 SourcesPortal 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

79/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 50Bike 54

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
264 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£392,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-0.6%

5y Growth-0.4%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE26 6NS

Approval Rate

-12mo

Development

low

26/03032/AUT
Temporary planning permission for a period of five years, for the temporary change of use of part of the former Rockhills Caravan and Motorhome Club site, to provide a Crystal Palace Park Trust office and community sauna facility, including the erection of a single-storey demountable office building and associated demountable sauna buildings, together with associated access, landscaping and screening, followed by the removal of all structures and restoration of the land to public open space.
Pending
26/04151/HPA
Erection of a single storey rear extension and gabled two storey side extension. New rear dormers with removal of chimney. Erection of a single storey side extension and first floor set-back hipped extension. Roof to main house raised for loft conversion and introduction of rooflights. Elevational alterations and hard landscaping.
Pending
26/AP/3134
T1 5m Conifer covered in Ivy possibly dead - Fell to ground level T2 8m Conifer lightly trim foliage over pavement and side path T3 8m Magnolia Reduce the height of the tree by 1m to leave a 7m tree and reduce a 4m spread by 1m on all compass points T4 4m Holly tree rubbing on the rear fence arris rail - Fell to ground level
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density7,792 /km²

Owner Occupied42%

Age Distribution

0-15 20%16-64 68%65+ 12%

View Area Profile

Schools Nearby

Sydenham & Dulwich Girls GDST
0.2 mi
Inspected by ISI
Kelvin Grove Primary School
0.5 mi
Good
Dulwich Wood Nursery School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Paxton Primary School
0.6 mi
Good

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

View All Schools

Comparables

View All

43 Westwood Hill
-
£400k
-
49 Westwood Hill
-
£290k
-
51A Westwood Hill
-
£327k
-
61 Westwood Hill
-
£510k
-

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