45 Henrietta Close, London, SE8 3EJ

UPRN:10010200224Semi-Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£748,000

£711k - £786kHigh

Estimate

£748k

Range

£711k – £786k

Rent Estimate (pcm)

£3,850

£4k - £4k

Monthly

£3,850

Yield

6.60%

Verdict

Derived from HomePortfolio scores

45 Henrietta Close earns an INVESTIGATE rating with HP Score 69/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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

69/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

73/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 37Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 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 +6.4% (HIGH), sold-comps +4.9%, £/sqft +4.9%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10010200224· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.2%· as of 1 Nov 2026
Rental economics11.7/40
gross yield 6.6%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3850/mo (range 3600-4150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -253/mo, -7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 & liquidity14.6/15
194 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£3,850/mo

Evidenced range £3,600-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £303/mo
Cash on cash: 1.5%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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 10010200224Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.2%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3850/mo (range 3600-4150)Rental 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 3850/mo (range 3600-4150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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£748,000

Rent Estimate (pcm)£3,850

Gross Yield6.60%

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price£540,000 (2021-05-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE8 3EJ

Approval Rate

-12mo

Development

low

26/3098/SD
Submission of details pursuant to the discharge of Condition 25 (Travel Plan) in relation to Planning Permission 24/3426/F dated 26/11/2025.
Pending
26/3085/SD
Submission of details pursuant to Condition 29a (Secured by Design) of application 23/1414/F dated 11/07/2024.
Pending
26/3081/SD
Submission of details pursuant to discharge of Condition 14 (Roof Works) in relation to Planning Permission 24/3427/L dated 22/10/2025
Pending

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-05-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density-

Owner Occupied24%

Age Distribution

0-15 15%16-64 80%65+ 5%

View Area Profile

Schools Nearby

Rachel McMillan Nursery School and Children's Centre
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Grinling Gibbons Primary School
0.3 mi
Good
Trinity Laban
0.3 mi
-
St Joseph's Catholic Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

45 Henrietta Close
-
£540k
-
30 Henrietta Close
-
£430k
-
1 Henrietta Close
-
£204k
-

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