Flat 73, 1 Pilot Walk, London, SE10 0UP

UPRN:10010255232Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£449,000

£404k - £494kMedium

Estimate

£449k

Range

£404k – £494k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

2.84%

Verdict

Derived from HomePortfolio scores

Flat 73 earns an INVESTIGATE rating with HP Score 78/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (54/100). 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

54/ 100

Moderate

Transit & Bike

Transit 36Bike 59

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: the advert has 3 bedrooms but the valuation snapshot describes 1 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -83.7% (MEDIUM), sold-comps -83.7%, £/sqft -83.9%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10010255232· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 15%· as of 4 Nov 2026
Rental economics0/40
gross yield 2.8%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1950/mo (range 1800-2150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,177/mo, -112% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 109 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
512 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

£619,000£948,500

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£825,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£1,434/mo
Cash on cash: -6.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.70 - 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 10010255232Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 15%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1950/mo (range 1800-2150)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
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 1950/mo (range 1800-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 109 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. 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£449,000

Rent Estimate (pcm)£1,950

Gross Yield2.84%

1y Growth-4.1%

3y Growth-1.9%

5y Growth-2.3%

10y Growth+0.9%

Last Sold Price£510,000 (2024-07-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE10 0UP

Approval Rate

-12mo

Development

low

26/02162/VAR
Application under Section 73 to vary Condition 1 (Temporary Permission) attached to planning permission 24/02300/VAR dated 21st May 2025 to allow the continued use of office and mess accommodation for RMS for a temporary period ending 19 November 2026.
Pending
26/3040/SD
Submission of details pursuant to discharge Condition 5 (Accessibility) of planning permission 24/3389/F dated 06/03/2025
Pending
26/3011/I106
Submission of details pursuant to discharge of Schedule 4, Part 2, Clause 3.3.1 (Car Park Management Plan) of the S106 Agreement pursuant to Outline Permission 12/0022/O, as amended by planning permissions 14/1633/MA and 19/1545/MA
Pending

View Planning Timeline

Ownership

Corporate Ownership26%
Overseas OwnershipNo
Lease Term Remaining227 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2024-07-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density13,745 /km²

Owner Occupied18%

Age Distribution

0-15 19%16-64 80%65+ 1%

View Area Profile

Schools Nearby

Millennium Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Ravensbourne
0.3 mi
-
Christ Church Church of England Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Faraday School
0.7 mi
Inspected by ISI

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

View All Schools

Comparables

View All

1 Pilot Walk
-
£620k
-
1 Pilot Walk
-
£688k
-
1 Pilot Walk
-
£850k
-
1 Pilot Walk
-
£510k
-

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