Flat 2012, Aragon Tower, George Beard Road, London, SE8 3AL

UPRN:10023225985-Beds -Built 1950-1966

Tenure: -Council Tax: Band CEPC: C (70)

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

Flat 2012, Aragon Tower, George Beard Road, London, SE8 3AL

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£429,000

£386k - £472kMedium

Estimate

£429k

Range

£386k – £472k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat 2012 earns an INVESTIGATE rating with HP Score 74/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

74/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 38Bike 77

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [AVM +30.1% (MEDIUM), sold-comps +17.4%, £/sqft +17.3%] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10023225985· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.3%· as of 20 Oct 2026
Risk & liquidity12.8/15
194 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10023225985Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.3%Valuation edge · as of 20 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£429,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE8 3AL

Approval Rate

-12mo

Development

low

26/AP/3105
Lawful Development Certificate (Proposed) for the change of use from a single dwellinghouse (Use Class C3) to a House in Multiple Occupation (Use Class C4) for occupation by up to six residents.
Pending
DC/26/145780
Details submitted pursuant to Condition 41(a)-Water Supply Infrastructure of planning permission DC/24/135192 dated 15th October 2025 at Scott House, 185 Grove Street SE8.
Pending
26/AP/3035
Construction of a rear dormer extension with the installation of 3 x rooflights to front roof slope and to raise ridge line by 328mm.
Pending

View Planning Timeline