10 Pagoda Grove, London, SE27 9BA

UPRN:10008786397Detached House3 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£1,062,000

£956k - £1.17MMedium

Estimate

£1.06M

Range

£956k – £1.17M

Rent Estimate (pcm)

£5,250

£5k - £6k

Monthly

£5,250

Yield

7.88%

Verdict

Derived from HomePortfolio scores

10 Pagoda Grove earns an INVESTIGATE rating with HP Score 72/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (89/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

66/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 60Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 estimate sits 25% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +24.7% (MEDIUM)] → 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
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10008786397· as of 13 Oct 2026
Rental economics20.2/40
gross yield 7.9%; range width penalty ×0.88; the estimate this rent rides on sits 25% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5250/mo (range 4850-5700)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin6.7/30
stressed cash flow +354/mo, +7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 5 Nov 2026
Risk & liquidity12.8/15
176 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 sensitivityScores 70+ up to £600,000

£600,000£920,000

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£800,000

At the asking price

Monthly rent£5,250/mo

Evidenced range £4,850-£5,700

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: £935/mo
Cash on cash: 4.1%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.94 - 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 10008786397Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5250/mo (range 4850-5700)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 5250/mo (range 4850-5700)
Rental economics needs verification before you rely on it
sale estimate 25% 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. Set your walk-away price before viewing - above £600,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£1,062,000

Rent Estimate (pcm)£5,250

Gross Yield7.88%

1y Growth-

3y Growth+3.2%

5y Growth+0.9%

10y Growth+2.0%

Last Sold Price£380,000 (2005-06-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE27 9BA

Approval Rate

-12mo

Development

low

26/AP/3229
T1 Sycamore - reduce the crown by 3m from 21m to 18m in height and by 3m from 18m to 15m in crown spread, and remove ivy. T2 Sycamore - reduce the crown by 4m from 23m to 19m in height and by 3m from 15m to 12m in crown spread, and remove ivy. T3 Oak - reduce the crown by 3m from 25m to 22m in height and by 2m from 12m to 10m in crown spread. T4 Ash - reduce the crown by 4m from 25m to 21m in height and by 4m from 15m to 11m in crown spread.
Pending
26/03203/TCA
T1 Silver Birch - Fruiting body at the base and evidence of dieback at top of canopy. To carefully section fell as close to ground level as possible. Stump Grinding - To grind out stump to 300mm below ground level in preparation for replacement planting, backfilling hole with arising removing surplus from site in preparation for new planting.
Pending
26/AP/3195
Tree works 5 day notification: 5 day notice for the 3x dead fruit tree. T1. 3x Fruit Trees. 3 metres in height. Fell dead trees to ground level. Situated at the back of the rear garden.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-06-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density11,093 /km²

Owner Occupied35%

Age Distribution

0-15 16%16-64 77%65+ 7%

View Area Profile

Schools Nearby

The Elmgreen School
0.1 mi
GoodConcerns
Rosemead Preparatory School
0.2 mi
Inspected by ISI
Alleyn's Oakfield
0.4 mi
Inspected by ISI
Fenstanton Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Pagoda Grove
-
£430k
-
11 Pagoda Grove
-
£865k
-
1 Pagoda Grove
-
£315k
-
3 Pagoda Grove
-
£381k
-

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