123 Channel House, Water Gardens Square, London, SE16 6RF

UPRN:10013525067Converted Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band EEPC: B (86)

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

123 Channel House, Water Gardens Square, London, SE16 6RF

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£577,000

£548k - £606kHigh

Estimate

£577k

Range

£548k – £606k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.44%

Verdict

Derived from HomePortfolio scores

123 Channel House earns an INVESTIGATE rating with HP Score 82/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 72Bike 72

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 edge0/15
claims [AVM -1.4% (HIGH), sold-comps -12.5%, £/sqft -12.5%] → measured edge +0.00pp 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 13 Oct 2026
- valuation_snapshotsestimate for 10013525067· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.3%· as of 1 Nov 2026
Rental economics3.1/40
gross yield 5.4%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2650/mo (range 2450-2850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -650/mo, -25% 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), 35 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
336 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

£439,000£673,000

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£585,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: -£140/mo
Cash on cash: -0.9%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - 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 10013525067Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.3%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2650/mo (range 2450-2850)Rental economics · as of 13 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 2650/mo (range 2450-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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£577,000

Rent Estimate (pcm)£2,650

Gross Yield5.44%

1y Growth-

3y Growth-2.5%

5y Growth+0.0%

10y Growth+0.4%

Last Sold Price£540,000 (2021-06-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE16 6RF

Approval Rate

-12mo

Development

low

26/AP/3237
Discharge of Schedule 12, Paragraph 2.1.1 (HMMP and Biodiversity Gain Plan) of the S106 Agreement for the Rotherhithe Gas Holder Site development, ref: 24/AP/0753
Pending
PA/26/01832/NC
Application for certificate of Lawfulness in respect of existing timber fencing and privacy screens.
Pending
26/AP/3220
Certificate of lawfulness (proposed) for the construction of a single-storey rear extension beneath the existing balcony
Pending

View Planning Timeline

Ownership

Corporate Ownership35.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-06-30
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£43,006

Population Density10,966 /km²

Owner Occupied44%

Age Distribution

0-15 12%16-64 81%65+ 7%

View Area Profile

Schools Nearby

Albion Primary School
0.2 mi
Good
Alfred Salter Primary School
0.2 mi
Good
St John's Roman Catholic Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bacon's College
0.3 mi
Good

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

View All Schools

Comparables

View All

Channel House Water Gardens Square
-
£915k
-
Channel House Water Gardens Square
-
£530k
-
Channel House Water Gardens Square
-
£644k
-
Channel House Water Gardens Square
-
£560k
-

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