135 Greenhaven Drive, London, SE28 8FT

UPRN:10010205409TerracedBeds -Built 1996-2002

FreeholdCouncil Tax: Band CEPC: C (75)

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

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£458,000

£435k - £481kHigh

Estimate

£458k

Range

£435k – £481k

Rent Estimate (pcm)

£2,300

£2k - £2k

Monthly

£2,300

Yield

6.13%

Verdict

Derived from HomePortfolio scores

135 Greenhaven Drive earns an INVESTIGATE rating with HP Score 62/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (62/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

64/ 100

Elevated

Walkability

62/ 100

Moderate

Transit & Bike

Transit 23Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +1.7% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10010205409· as of 13 Oct 2026
Rental economics8.5/40
gross yield 6.1%; range width penalty ×0.94
- valuation_snapshotsrent estimate 2300/mo (range 2150-2450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -338/mo, -15% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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
195 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,150-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £74/mo
Cash on cash: 0.6%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 10010205409Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 2150-2450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2300/mo (range 2150-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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£458,000

Rent Estimate (pcm)£2,300

Gross Yield6.13%

1y Growth-13.5%

3y Growth+1.1%

5y Growth+1.0%

10y Growth+2.3%

Last Sold Price£165,000 (2004-08-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE28 8FT

Approval Rate

-12mo

Development

low

26/01928/FUL
Conversion of garage to a habitable room.
Pending
26/2725/F
Change of use from an existing single-family dwellinghouse (Use Class C3) to a 3-bed, 6-person HMO (Use Class C4), including the conversion of the garage into habitable room, provision of cycle and refuse storage, and all other associated works.
Pending
26/2522/CP
Certificate of Lawfulness (Proposed) is sought for change of use of the existing premises from a dwellinghouse within Use Class C3 to a residential childrens care home within Use Class C2 for up to three (3) children supported by staff working on a rota basis
Approved

View Planning Timeline

Ownership

Corporate Ownership51.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-08-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density7,525 /km²

Owner Occupied32%

Age Distribution

0-15 28%16-64 66%65+ 6%

View Area Profile

Schools Nearby

Linton Mead Primary School
0.2 mi
GoodConcerns
Bishop John Robinson Church of England Primary School
0.2 mi
GoodConcerns
Castilion Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hawksmoor School
0.4 mi
Good

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

139 Greenhaven Drive
-
£450k
-
111 Greenhaven Drive
-
£450k
-
145 Greenhaven Drive
-
£260k
-
137 Greenhaven Drive
-
£360k
-

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