209 The Vista Building, 30 Calderwood Street, London, SE18 6JF

UPRN:10010220255Flat/Maisonette1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band CEPC: C (80)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

209 The Vista Building, 30 Calderwood Street, London, SE18 6JF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£231,000

£208k - £254kMedium

Estimate

£231k

Range

£208k – £254k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.24%

Verdict

Derived from HomePortfolio scores

209 The Vista Building earns an INVESTIGATE rating with HP Score 62/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). 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 listingsMarket 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

70/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 85Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 edge-0.6/15
claims [AVM -19.0% (MEDIUM), sold-comps -82.1%, £/sqft -82.4%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10010220255· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%· as of 1 Nov 2026
Rental economics5.4/40
gross yield 5.7% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1300/mo (tenanted)· as of 4 Nov 2026
Stress margin0/30
stressed cash flow -385/mo, -30% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 & liquidity12.9/15
475 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

£206,000£316,000

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£275,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: -£97/mo
Cash on cash: -1.3%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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 10010220255Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 1300/mo (tenanted)Rental economics · as of 4 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Stress margin needs verification before you rely on it
service charge / ground rent from the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 30 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. 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£231,000

Rent Estimate (pcm)£1,200

Gross Yield5.24%

1y Growth-

3y Growth+0.3%

5y Growth+0.7%

10y Growth+2.3%

Last Sold Price£125,000 (2004-05-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SE18 6JF

Approval Rate

-12mo

Development

low

26/3163/SD
Submission of details pursuant to Condition 41 (Overheating and Cooling) of application 22/1116/F dated 31/03/2023 [relating to Blocks A, B, C and D only].
Pending
26/3107/CP
Certificate of Lawfulness (Proposed) is sought for the use of the ground floor of 71-77 Powis Street, Woolwich for indoor sport, recreation and fitness on a 24 hour basis falling within Use Class E(d)
Pending
26/3082/PN2
Prior Approval is sought for the change of use of the first and second floor commercial premises (Class E) to provide two residential flats (Class C3).The commercial unit on the ground floor will be retained. .
Pending

View Planning Timeline

Ownership

Corporate Ownership59.4%
Overseas OwnershipNo
Lease Term Remaining127 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2004-05-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density12,123 /km²

Owner Occupied11%

Age Distribution

0-15 18%16-64 75%65+ 7%

View Area Profile

Schools Nearby

Saint Mary Magdalene Church of England All Through School
0.1 mi
Good
Mulgrave Primary School
0.2 mi
GoodImproving
St Peter's Catholic Primary School
0.4 mi
OutstandingConcerns
Cardwell Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

The Vista Building, 30 Calderwood Street
-
£180k
-
The Vista Building, 30 Calderwood Street
-
£160k
-
The Vista Building, 30 Calderwood Street
-
£137k
-
The Vista Building, 30 Calderwood Street
-
£135k
-

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