8 West Officers Apartments, 2, London, SE18 4BT

UPRN:10010246412Flat/Maisonette2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: -EPC: C (80)

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

8 West Officers Apartments, 2, London, SE18 4BT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£591,000

£561k - £620kHigh

Estimate

£591k

Range

£561k – £620k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

6.76%

Verdict

Derived from HomePortfolio scores

8 West Officers Apartments earns an INVESTIGATE rating with HP Score 51/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (40/100). 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

51/ 100

Mixed

Investment Score

65/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

40/ 100

Mixed

Transit & Bike

Transit 41Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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 edge2.5/15
claims [AVM +6.9% (HIGH), sold-comps +7.6%, £/sqft +7.6%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10010246412· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 16.5%· as of 30 Oct 2026
Rental economics12.8/40
gross yield 6.8%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3100/mo (range 2850-3300)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -172/mo, -6% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 31 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
475 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

£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£3,100/mo

Evidenced range £2,850-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £290/mo
Cash on cash: 1.9%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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 10010246412Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 16.5%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2850-3300)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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
Rental economics needs verification before you rely on it
rent estimate 3100/mo (range 2850-3300)
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. 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£591,000

Rent Estimate (pcm)£3,100

Gross Yield6.76%

1y Growth-

3y Growth+0.3%

5y Growth+0.7%

10y Growth+2.3%

Last Sold Price£450,000 (2013-12-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE18 4BT

Approval Rate

-12mo

Development

low

26/3003/TP
T1 & T2 (x2) Horse Chestnut Crown thin by 15% & remove epicormic growth up to 3m. T5 & T6 of TPO6
Pending
26/2980/PN1
Prior Approval for the construction of a single storey rear extension which will extend beyond the rear wall of the original dwelling by 4.00m, for which the maximum height will be 3.00m and the height at the eaves will be 3.00m.
Pending
26/2960/CP
Certificate of Lawfulness (Proposed) is sought for loft conversion for two no of bed rooms, storage and a bathroom.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.4%
Overseas OwnershipNo
Lease Term Remaining232 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-12-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density1,839 /km²

Owner Occupied30%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

Ark Greenwich Free School
0.3 mi
OutstandingImproving
Shooters Hill Sixth Form College
0.3 mi
Inspected as Shooters Hill Post-16 Campus (URN 133313) on 11 Nov 2009
Eglinton Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Christ Church Church of England Primary School, Shooters Hill
0.5 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

26 Parade Ground Path
-
£410k
-
4 Parade Ground Path
-
£400k
-
40 Parade Ground Path
-
£760k
-
38 Parade Ground Path
-
£435k
-

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