Apartment 17, Meridian Point, Creek Road, London, SE8 3DB

UPRN:10010217294Flat/Maisonette3 bedsBuilt 2024

LeaseholdCouncil Tax: Band DEPC: B (89)

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

Apartment 17, Meridian Point, Creek Road, London, SE8 3DB

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£547,000

£492k - £602kMedium

Estimate

£547k

Range

£492k – £602k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

6.11%

Verdict

Derived from HomePortfolio scores

Apartment 17 earns an INVESTIGATE rating with HP Score 48/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (0/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

48/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

73/ 100

Elevated

Walkability

0/ 100

Low

Transit & Bike

Transit 49Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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 -0.5% (MEDIUM), sold-comps -8.9%, £/sqft -8.9%] → 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 Oct 2026
- valuation_snapshotsestimate for 10010217294· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.4%· as of 6 Nov 2026
Rental economics8.1/40
gross yield 6.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2800/mo (range 2600-3000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -392/mo, -14% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 270 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 3 Nov 2026
Risk & liquidity12.8/15
194 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,600-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £82/mo
Cash on cash: 0.5%
Score at this price: 21

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 10010217294Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.4%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2600-3000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2800/mo (range 2600-3000)
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. 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£547,000

Rent Estimate (pcm)£2,800

Gross Yield6.11%

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price£340,000 (2006-02-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SE8 3DB

Approval Rate

-12mo

Development

low

26/3117/SD
Submission of details pursuant to discharge condition 11 (Detailed Schedule and Specifications) of planning permission reference 26/1363/L dated 26/06/2026.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2006-02-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density17,256 /km²

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.
Trinity Laban
0.2 mi
-
St Joseph's Catholic Primary School
0.3 mi
Good
Tidemill Academy
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

Meridian Point Creek Road
-
£500k
-
Meridian Point Creek Road
-
£650k
-
Meridian Point Creek Road
-
£650k
-
Meridian Point Creek Road
-
£1.08M
-

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