16 Howerd Court, 20 Love Lane, London, SE18 6GR

UPRN:10010240969Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band DEPC: C (80)

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

16 Howerd Court, 20 Love Lane, London, SE18 6GR

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£428,000

£386k - £471kMedium

Estimate

£428k

Range

£386k – £471k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

7.20%

Verdict

Derived from HomePortfolio scores

16 Howerd Court earns an INVESTIGATE rating with HP Score 65/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (76/100). 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 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

65/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

77/ 100

Elevated

Walkability

76/ 100

High

Transit & Bike

Transit 95Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +12.4% (MEDIUM), sold-comps +11.1%, £/sqft +11.2%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10010240969· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 9.7%· as of 19 Oct 2026
Rental economics16.4/40
gross yield 7.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2250/mo (range 2100-2400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -58/mo, -3% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 90 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 30 Oct 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,100-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £292/mo
Cash on cash: 2.9%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 10010240969Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 9.7%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 2250/mo (range 2100-2400)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2250/mo (range 2100-2400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 90 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£428,000

Rent Estimate (pcm)£2,250

Gross Yield7.20%

1y Growth-

3y Growth+0.3%

5y Growth+0.7%

10y Growth+2.3%

Last Sold Price£299,500 (2013-09-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SE18 6GR

Approval Rate

-12mo

Development

low

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
26/3052/SD
Submission of details pursuant to Condition 42 (Piling) of application 25/1877/MA dated 31/07/2026
Pending
26/3050/SD
Submission of details pursuant to Condition 19 (Detailed Drainage Scheme) of application 25/1877/MA dated 31/07/2026
Pending

View Planning Timeline