Ground Floor Flat, 25 Whatman Road, London, SE23 1EY

UPRN:100022019954Purpose Built Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band BEPC: C (72)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Ground Floor Flat, 25 Whatman Road, London, SE23 1EY

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£438,000

£394k - £481kMedium

Estimate

£438k

Range

£394k – £481k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

3.60%

Verdict

Derived from HomePortfolio scores

Ground Floor Flat earns an INVESTIGATE rating with HP Score 82/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (87/100). 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

82/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

87/ 100

Excellent

Transit & Bike

Transit 44Bike 66

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£650,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£844/mo
Cash on cash: -4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£438,000

Rent Estimate (pcm)£1,950

Gross Yield3.60%

1y Growth-

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SE23 1EY

Approval Rate

100%12mo

Development

low

DC/26/145929
Schedule 1 application for the demolition of an existing structure and construction of a like for like ground floor rear extension,together with all associated works, at 86 Hurstbourne Road, SE23 2AQ.
Pending
DC/26/145903
Details submitted pursuant to Condition 7-Cycle Parking Facilities and Condition 16-Ultra-Low NOx Gas Fired Boilers of planning permission DC/24/137485 dated 20th June 2025 at Land to the Rear of Cheney Court, Waldram Park Road SE23.
Pending
DC/26/145811
Retrospective application submitted under Section 73 of the Town & Country Planning Act 1990 for a Minor Material Amendment in connection with the planning permission (DC/24/135107) dated 30 April 2024, for the variation of Condition (2) Approved drawings in order to allow:- an additional depth of 1 metre to the single storey rear extension due to changes of the land levels and an increase in height of 0.3 metres for the parapet and roof light amendments at 9 Brockley View SE23.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
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 Density11,097 /km²

Owner Occupied61%

Age Distribution

0-15 20%16-64 72%65+ 8%

View Area Profile

Schools Nearby

Allenby Tutorial Trust
0.2 mi
-
Dalmain Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St William of York Catholic Primary School
0.3 mi
Good
Stillness Infant School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

37 Whatman Road
-
£420k
-
39 Whatman Road
-
£760k
-
25A Whatman Road
-
£350k
-
21 Whatman Road
-
£1.19M
-

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