Flat 70, Bolanachi Building, Spa Road, London, SE16 3SG

UPRN:10013530376Purpose Built Flat2 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band EEPC: C (79)

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

Flat 70, Bolanachi Building, Spa Road, London, SE16 3SG

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£621,000

£590k - £652kHigh

Estimate

£621k

Range

£590k – £652k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

4.89%

Verdict

Derived from HomePortfolio scores

Flat 70 earns an INVESTIGATE rating with HP Score 77/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (92/100). 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

77/ 100

Strong

Investment Score

70/ 100

High

Crime Score

37/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 64Bike 73

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-1.6/15
claims [AVM -12.7% (HIGH), sold-comps -17.6%, £/sqft -17.7%] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10013530376· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.9%· as of 3 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2850/mo (range 2600-3100)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,213/mo, -43% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from 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

£525,000£805,000

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£699,995

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,600-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £236,299
Net cash flow: -£389/mo
Cash on cash: -2.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 10013530376Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.9%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 2850/mo (range 2600-3100)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 2850/mo (range 2600-3100)
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£621,000

Rent Estimate (pcm)£2,850

Gross Yield4.89%

1y Growth-6.2%

3y Growth-2.5%

5y Growth+0.0%

10y Growth+0.4%

Last Sold Price£690,000 (2023-12-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SE16 3SG

Approval Rate

-12mo

Development

low

26/AP/3241
Variation of Condition 3 for planning application Ref Number: 94/AP/0167 dated 04/05/1994 for a limited revision to delivery and collection hours associated with Unit 2. Condition Number(s): 3 Conditions(s) Removal: It is proposed that the condition is varied to allow for operation of Iceland Food Warehouse's online delivery service Please see covering letter
Pending
26/AP/3220
Certificate of lawfulness (proposed) for the construction of a single-storey rear extension beneath the existing balcony
Pending
26/AP/3207
Details of Condition 6-Biodiversity Net Gain Condition as required by full planning permission 26/AP/2055 dated 08/10/2026 for Refurbishment of the site and subdivision of units to provide flexible Class E(g)(iii)/B2/B8 use, together with associated parking, landscaping and other works.
Pending

View Planning Timeline

Ownership

Corporate Ownership35.3%
Overseas OwnershipNo
Lease Term Remaining108 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-12-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density-

Owner Occupied15%

Age Distribution

0-15 19%16-64 75%65+ 6%

View Area Profile

Schools Nearby

St James' Church of England Primary School
0.2 mi
Good
St Joseph's Catholic Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kintore Way Nursery School
0.2 mi
Outstanding
Harris Academy Bermondsey
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Bolanachi Building Spa Road
-
£148k
-
Bolanachi Building Spa Road
-
£480k
-
Bolanachi Building Spa Road
-
£506k
-
Bolanachi Building Spa Road
-
£855k
-

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