202 Wood Vale, London, SE23 3EA

UPRN:100022021959Purpose Built Flat1 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band AEPC: D (63)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£255,000

£242k - £268kHigh

Estimate

£255k

Range

£242k – £268k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

5.52%

Verdict

Derived from HomePortfolio scores

202 Wood Vale earns an INVESTIGATE rating with HP Score 80/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 48Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 11 Nov 2026

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

Valuation edge2.5/15
claims [AVM +2.0% (HIGH), sold-comps +31.9%, £/sqft +31.9%] → 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 (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100022021959· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%· as of 7 Nov 2026
Rental economics3.9/40
gross yield 5.5%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1150/mo (range 1050-1200)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -459/mo, -40% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 192 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 11 Nov 2026
Risk & liquidity14.6/15
330 sales/12mo in area; valuation range width 10%
- 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

£187,500£287,500

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£249,999

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£48/mo
Cash on cash: -0.7%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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 100022021959Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1200)Rental economics · as of 14 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 1150/mo (range 1050-1200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 192 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. 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£255,000

Rent Estimate (pcm)£1,150

Gross Yield5.52%

1y Growth-

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price£255,000 (2017-10-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE23 3EA

Approval Rate

-12mo

Development

low

26/AP/3281
Installing a new set of doors and a new window.
Pending
26/AP/3279
Single storey rear extension to semi-detached house
Pending
26/AP/3275
Certificate of lawfulness (proposed) for a hip-to-gable loft conversion with a rear dormer, internal alterations, and all associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.5%
Overseas OwnershipNo
Lease Term Remaining99 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2017-10-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density7,722 /km²

Owner Occupied62%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Goodrich Community Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Fairlawn Primary School
0.3 mi
GoodImproving
Horniman Primary School
0.4 mi
Good
St Anthony's Catholic Primary School
0.5 mi
Inspected as St Anthony's Catholic Primary School (URN 100852) on 25 Nov 2021

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

View All Schools

Comparables

View All

184 Wood Vale
-
£340k
-
210 Wood Vale
-
£270k
-
184 Wood Vale
-
£285k
-
202 Wood Vale
-
£255k
-

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