Flat 1, Dowland House, 11 Dunstan Grove, London, SE20 8FA

UPRN:10070015482Purpose Built Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: B (81)

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

Flat 1, Dowland House, 11 Dunstan Grove, London, SE20 8FA

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£346,000

£328k - £363kHigh

Estimate

£346k

Range

£328k – £363k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 75/100. Investment score 77/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (78/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

77/ 100

High

Crime Score

42/ 100

Elevated

Walkability

78/ 100

High

Transit & Bike

Transit 64Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£350,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £273/mo
Cash on cash: 2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£346,000

Rent Estimate (pcm)£2,100

Gross Yield7.20%

1y Growth-

3y Growth+0.9%

5y Growth-0.6%

10y Growth+1.1%

Last Sold Price£315,000 (2019-12-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE20 8FA

Approval Rate

-12mo

Development

low

26/04270/LDC
Erection of single-storey timber outbuilding within rear garden. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
22/03824/CON1
Details submitted to comply with the requirements of the following conditions relating to planning permission 22/03824/FULL1: Condition 3 - Construction and Environmental Management Plan
Pending
26/01616/CON
Details submitted to comply with the requirements of the following conditions relating to planning permission 26/01616/FPA: Condition 4 - Drainage
Pending

View Planning Timeline

Ownership

Corporate Ownership66.4%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-12-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density7,204 /km²

Owner Occupied36%

Age Distribution

0-15 18%16-64 74%65+ 8%

View Area Profile

Schools Nearby

Harris Primary Academy Crystal Palace
0.3 mi
Inspected as Malcolm Primary School (URN 101629) on 9 Oct 2012
James Dixon Primary School
0.3 mi
Good
St John's Church of England Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Anthony's Catholic Primary School
0.4 mi
Inspected as St Anthony's Roman Catholic Primary School (URN 101654) on 2 Mar 2016

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

View All Schools

Comparables

View All

Dowland House, 11 Dunstan Grove
-
£315k
-
Campion House, 10 Dunstan Grove
-
£400k
-
Dowland House, 11 Dunstan Grove
-
£87k
-
Campion House, 10 Dunstan Grove
-
£380k
-

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