19B Worbeck Road, London, SE20 7SW

UPRN:10070006621Converted Flat3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band CEPC: C (70)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£373,000

£354k - £392kHigh

Estimate

£373k

Range

£354k – £392k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

8.31%

Verdict

Derived from HomePortfolio scores

19B Worbeck Road earns an INVESTIGATE rating with HP Score 82/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (82/100). 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 listingsMarket 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

71/ 100

High

Crime Score

14/ 100

Low

Walkability

82/ 100

High

Transit & Bike

Transit 64Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +12.9% (HIGH), sold-comps +26.0%, £/sqft +26.0%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10070006621· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.6%· as of 1 Nov 2026
Rental economics25.9/40
gross yield 8.3%; range width penalty ×0.98
- valuation_snapshotsrent estimate 2250/mo (range 2100-2350)· as of 9 Oct 2026· verify before relying on this
Stress margin6.8/30
stressed cash flow +153/mo, +7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 136 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
208 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 sensitivityScores 70+ up to £276,000

£244,000£374,000

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£325,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,100-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £461/mo
Cash on cash: 5.3%
Score at this price: 50

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.05 - 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 10070006621Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2250/mo (range 2100-2350)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2250/mo (range 2100-2350)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £276,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£373,000

Rent Estimate (pcm)£2,250

Gross Yield8.31%

1y Growth+20.1%

3y Growth+0.9%

5y Growth-0.6%

10y Growth+1.1%

Last Sold Price£265,000 (2021-06-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE20 7SW

Approval Rate

-12mo

Development

low

26/04278/NOT
Single storey rear extension, extending beyond the rear wall of the original house by 3.71m, for which the maximum height would be 3.39m, and for which the height of the eaves would be 3m (42 Day Notification for Householder Permitted Development Prior Approval)
Pending
26/04202/LDC
Conversion of loft with rear dormer and front rooflights. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
23/00178/CON9
Details submitted to comply with the requirements of the following conditions relating to planning permission 23/00178/S73A: Condition 8 - Construction Logistics Plan
Pending

View Planning Timeline

Ownership

Corporate Ownership66.4%
Overseas OwnershipNo
Lease Term Remaining81 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-06-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density10,645 /km²

Owner Occupied50%

Age Distribution

0-15 20%16-64 72%65+ 8%

View Area Profile

Schools Nearby

St Anthony's Catholic Primary School
0.2 mi
Inspected as St Anthony's Roman Catholic Primary School (URN 101654) on 2 Mar 2016
Stewart Fleming Primary School
0.3 mi
Outstanding
James Dixon Primary School
0.4 mi
Good
St John's Church of England Primary School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23A Worbeck Road
-
£485k
-
17A Worbeck Road
-
£410k
-
33A Worbeck Road
-
£450k
-
4 Worbeck Road
-
£295k
-

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