Flat 1101, 2 Cutter Lane, London, SE10 0PB

UPRN:10010260797Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: -EPC: B (85)

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

Flat 1101, 2 Cutter Lane, London, SE10 0PB

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£564,000

£508k - £620kMedium

Estimate

£564k

Range

£508k – £620k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

4.00%

Verdict

Derived from HomePortfolio scores

Flat 1101 earns an INVESTIGATE rating with HP Score 78/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). 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

66/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 43Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -33.0% (MEDIUM), sold-comps -38.6%, £/sqft -38.7%] → 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 10010260797· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.2%· as of 22 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2500/mo (range 2250-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,457/mo, -58% 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 4 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 4 Nov 2026
Risk & liquidity12.9/15
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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£800/mo
Cash on cash: -3.8%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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 10010260797Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.2%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2700)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
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 2500/mo (range 2250-2700)
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£564,000

Rent Estimate (pcm)£2,500

Gross Yield4.00%

1y Growth-

3y Growth-1.9%

5y Growth-2.3%

10y Growth+0.9%

Last Sold Price£582,800 (2022-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE10 0PB

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
26/02201/FUL
Highway and public realm improvements to Bell Lane including resurfacing works, landscaping, tree planting, lighting, junction improvements and associated works.
Pending
26/02076/NONMAT
Non-material amendment to planning consent ref: 18/03557/OUT dated 5 October 2021, comprising amendments to approved parameters and phasing for the Outline Component (primarily relating to Phases 2-4A), updates to site-wide strategies, and design and land use amendments to the Detailed Component (Phase 1).
Pending

View Planning Timeline

Ownership

Corporate Ownership26%
Overseas OwnershipNo
Lease Term Remaining227 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2022-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,984

Population Density-

Owner Occupied18%

Age Distribution

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

View Area Profile

Schools Nearby

Ravensbourne
0.1 mi
-
Faraday School
0.5 mi
Inspected by ISI
Millennium Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Mulberry Wood Wharf Primary School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Cutter Lane
-
£600k
-
2 Cutter Lane
-
£867k
-
2 Cutter Lane
-
£843k
-
2 Cutter Lane
-
£893k
-

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