40 Winforton Street, London, SE10 8UR

UPRN:10010217053Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band EEPC: C (77)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,667,000

£1.58M - £1.75MHigh

Estimate

£1.67M

Range

£1.58M – £1.75M

Rent Estimate (pcm)

£5,250

£5k - £6k

Monthly

£5,250

Yield

4.20%

Verdict

Derived from HomePortfolio scores

40 Winforton Street earns an INVESTIGATE rating with HP Score 83/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (94/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

94/ 100

Excellent

Transit & Bike

Transit 62Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 +10.0% (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 14 Nov 2026
- valuation_snapshotsestimate for 10010217053· as of 14 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.70
- valuation_snapshotsrent estimate 5250/mo (range 4600-5900)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,599/mo, -50% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 38 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 11 Nov 2026
Risk & liquidity14.6/15
512 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£5,250/mo

Evidenced range £4,600-£5,900

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,428/mo
Cash on cash: -3.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - below 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 10010217053Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 5250/mo (range 4600-5900)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 5250/mo (range 4600-5900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 38 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£1,667,000

Rent Estimate (pcm)£5,250

Gross Yield4.20%

1y Growth-

3y Growth-1.9%

5y Growth-2.3%

10y Growth+0.9%

Last Sold Price£1,120,000 (2018-09-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE10 8UR

Approval Rate

-12mo

Development

low

DC/26/146001
Schedule 1 application submitted under Section 96a of the Town & Country Planning Act 1990 (as amended) for a non-material amendment to planning permission DC/24/137012 dated 28th November 2024 at 312-316 Lewisham Road, London, SE13 to allow: - Reduction in floorspace to the groundfloor commercial unit; Amendments the internal layout to provide a revised three, 3-bed, 4-person unit arrangment; External alterations at the front elevation including repostioning of the windows to the mansard; Changes to the shopfront design; Revised location of the rear external staircase; Amendments to the fenstration at the rear elevation; Changes to the rear balcony screening.
Pending
26/3225/SD
Submission of details pursuant to discharge condition 10 (Construction Management Plan) of planning permission reference 25/3895/F dated 23/01/2026.
Pending
26/3212/TP
Limes (T1 - T11) Reduce back to previous pruning points, taking the heights down from 8m to 6m and the widths from 6m to 4m TPO17
Pending

View Planning Timeline

Ownership

Corporate Ownership25.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-09-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density-

Owner Occupied47%

Age Distribution

0-15 18%16-64 64%65+ 18%

View Area Profile

Schools Nearby

James Wolfe Primary School and Centre for the Deaf
0.2 mi
Good
St Ursula's Convent School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Morden Mount Primary School
0.3 mi
Good
Trinity Laban
0.5 mi
-

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 Winforton Street
-
£773k
-
21 Winforton Street
-
£800k
-
26 Winforton Street
-
£720k
-
15 Winforton Street
-
£747k
-

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