Apartment 17, 8 Dog Kennel Hill, London, SE22 8AA

UPRN:10009804740Purpose Built Flat3 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band EEPC: C (77)

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

Apartment 17, 8 Dog Kennel Hill, London, SE22 8AA

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£665,000

£598k - £731kMedium

Estimate

£665k

Range

£598k – £731k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

5.81%

Verdict

Derived from HomePortfolio scores

Apartment 17 earns an INVESTIGATE rating with HP Score 86/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (91/100). 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)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

86/ 100

Strong

Investment Score

78/ 100

High

Crime Score

14/ 100

Low

Walkability

91/ 100

Excellent

Transit & Bike

Transit 58Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +6.8% (MEDIUM), sold-comps -3.7%, £/sqft -3.6%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10009804740· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19%· as of 1 Nov 2026
Rental economics5.6/40
gross yield 5.8%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3000/mo (range 2750-3250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -541/mo, -18% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 63 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 12 Nov 2026
Risk & liquidity12.8/15
275 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 sensitivity

£465,000£713,000

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£620,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,750-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £208,300
Net cash flow: -£16/mo
Cash on cash: -0.1%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10009804740Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3000/mo (range 2750-3250)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 3000/mo (range 2750-3250)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£665,000

Rent Estimate (pcm)£3,000

Gross Yield5.81%

1y Growth-

3y Growth+2.5%

5y Growth-0.2%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SE22 8AA

Approval Rate

-12mo

Development

low

26/AP/3255
Construction of a dwellinghouse with air source heat pump and solar panels. Associated works include landscaping, refuse and cycle storage.
Pending
26/AP/3250
Details of Condition 1 as per drawing for full planning permission 25/AP/1048 dated 26/06/2025 for Repair of three York stone steps leading up from ground level to the front door of the building
Pending
26/AP/3242
Replacement of existing single glazed timber windows with double glazed timber units to match the existing style, colour & profile. Replacement of rear door with double glazed hardwood unit.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining104 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density12,523 /km²

Owner Occupied26%

Age Distribution

0-15 23%16-64 70%65+ 7%

View Area Profile

Schools Nearby

Grove Primary School
0.1 mi
Inspected as Dog Kennel Hill School (URN 100786) on 23 Feb 2022
Bessemer Grange Primary School
0.4 mi
Good
The Charter School East Dulwich
0.4 mi
GoodImproving
Goose Green Primary and Nursery School
0.4 mi
Good

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

View All Schools

Comparables

View All

8 Dog Kennel Hill
-
£450k
-
8 Dog Kennel Hill
-
£495k
-
8 Dog Kennel Hill
-
£495k
-
8 Dog Kennel Hill
-
£441k
-

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