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Flat 1, The Riva Building, 104–120 Lee High Road, London, SE13 5FF

UPRN:10023234582Flat/MaisonetteBeds -Built 2007 onwards
Tenure: -Council Tax: Band BEPC: C (72)
Data freshness:Listing· 2mo agoListing: ageing, refreshed 2mo ago (2026-09-10T04:00:02.165873+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:30:11.950168+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T17:09:17.728994+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
Flat 1, The Riva Building, 104–120 Lee High Road, London, SE13 5FF

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£285,000
£256k - £313kMedium
Estimate
£285k
Range
£256k – £313k
Rent Estimate (pcm)
£1,650
£2k - £2k
Monthly
£1,650
Yield
6.95%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 66/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). 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)Defra 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
66/ 100
Mixed
Investment Score
72/ 100
High
Crime Score
89/ 100
Elevated
Walkability
94/ 100
Excellent
Transit & Bike
Transit 71Bike 66
Walk Score, out of 100

Valuation & Market

Sale Estimate£285,000
Rent Estimate (pcm)£1,650
Gross Yield6.95%
1y Growth-
3y Growth-3.2%
5y Growth-1.4%
10y Growth+1.1%
Last Sold Price-

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningSignificant
  • LandslideModerate
  • Air QualityLow
  • NoiseModerate

Planning Activity

Recent Apps
0SE13 5FF
Approval Rate
-12mo
Development
low
  • DC/26/146001
    Schedule 1 application submitted under Section 96a of the Town & Country Planning Act 1990 (as amended) for a non-material amendment to planning permission DC/24/137012 dated 28th November 2024 at 312-316 Lewisham Road, London, SE13 to allow: - Reduction in floorspace to the groundfloor commercial unit; Amendments the internal layout to provide a revised three, 3-bed, 4-person unit arrangment; External alterations at the front elevation including repostioning of the windows to the mansard; Changes to the shopfront design; Revised location of the rear external staircase; Amendments to the fenstration at the rear elevation; Changes to the rear balcony screening.
    Pending
  • DC/26/145961
    Schedule 1 application for the construction of an outbuilding in the rear garden of 147 Algernon Road, SE13
    Pending
  • DC/26/145943
    Schedule 1 application submitted under Section 96a of the Town & Country Planning Act 1990 for a non-material amendment in connection with the planning permission DC/17/101621 dated 22/1/2020, as amended by s73 Minor Material Amendment application DC/21/121768 dated 15 December 2021 'Construction of three buildings, measuring 8, 14 and 34 storeys in height, to provide 365 residential dwellings (use class C3) and 554.sqm gross of commercial/ community/ office/ leisure space (Use Class A1/A2/A3/ B1/ D1/ D2) with associated access, servicing, energy centre, car and cycle parking, landscaping and public realm works at the former car parks, Tesco Store, 209 Conington Road SE13', for the variation of Condition (2) in order to allow: Change to west elevation main entrance door from double leaf, outward opening swing doors to single leaf sliding door with fixed side panel.
    Pending

Ownership

  • Corporate Ownership61.1%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsNone
  • Lease Type-
  • Last Ownership Change-
  • SourceLand Registry

Connectivity

Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-

Area Profile

Median EarningsLocal authority£39,505
Population Density12,649 /km²
Owner Occupied28%
Age Distribution
0-15 17%16-64 70%65+ 13%

Schools Nearby

  • St Saviour's Catholic Primary School
    0.2 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Christ The King Sixth Form College
    0.3 mi
    -
  • St Matthew Academy
    0.4 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Urban Mission School
    0.4 mi
    Good

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

Comparables

View All
  • The Riva Building, 104 - 120 Lee High Road
    -
    £198k
    -
  • The Riva Building, 104 - 120 Lee High Road
    -
    £310k
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  • The Riva Building, 104 - 120 Lee High Road
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    £230k
    -
  • The Riva Building, 104 - 120 Lee High Road
    -
    £249k
    -