6 Caledonian Court, Highwood Close, London, SE22 8NW

UPRN:10009804375Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band DEPC: C (79)

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

6 Caledonian Court, Highwood Close, London, SE22 8NW

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£379,000

£360k - £398kHigh

Estimate

£379k

Range

£360k – £398k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

6.28%

Verdict

Derived from HomePortfolio scores

6 Caledonian Court earns an INVESTIGATE rating with HP Score 84/100. Investment score 81/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (79/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

81/ 100

High

Crime Score

18/ 100

Moderate

Walkability

79/ 100

High

Transit & Bike

Transit 51Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 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 +14.2% (HIGH), sold-comps +5.0%, £/sqft +4.8%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10009804375· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.9%· as of 3 Nov 2026
Rental economics8.7/40
gross yield 6.3%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1700/mo (range 1550-1850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -545/mo, -32% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 104 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 4 Nov 2026
Risk & liquidity14.6/15
275 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £80/mo
Cash on cash: 0.9%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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 10009804375Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.9%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1700/mo (range 1550-1850)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1700/mo (range 1550-1850)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 104 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. 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£379,000

Rent Estimate (pcm)£1,700

Gross Yield6.28%

1y Growth-

3y Growth+2.5%

5y Growth-0.2%

10y Growth+1.6%

Last Sold Price£205,000 (2017-09-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SE22 8NW

Approval Rate

-12mo

Development

low

DC/26/145933
Schedule 1 application for the construction of a single storey rear garden outbuilding at 90 Wood Vale, SE23.
Pending
DC/26/145909
Schedule 1 application for the replacement of the existing windows and rear door on the property with new slimline double glazed timber framed windows on the front elevation, uPVC framed windows on the rear elevation and a new uPVC door on the rear elevation at 3 Mount Ash Road SE26.
Pending
26/AP/3188
Demolition of existing garage and construction of a new garage.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining169 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-09-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density2,068 /km²

Owner Occupied61%

Age Distribution

0-15 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

Horniman Primary School
0.4 mi
Good
Eliot Bank Primary School
0.5 mi
Good
Goodrich Community Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
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 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Caledonian Court Highwood Close
-
£405k
-
Caledonian Court Highwood Close
-
£205k
-
Caledonian Court Highwood Close
-
£205k
-
Caledonian Court Highwood Close
-
£123k
-

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