Flat 29, Lambourne House, Apple Yard, London, SE20 8FU

UPRN:10070017822Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (86)

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

Flat 29, Lambourne House, Apple Yard, London, SE20 8FU

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

£433,000

£411k - £454kHigh

Estimate

£433k

Range

£411k – £454k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

7.80%

Verdict

Derived from HomePortfolio scores

Flat 29 earns an INVESTIGATE rating with HP Score 79/100. Investment score 77/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (79/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

77/ 100

High

Crime Score

30/ 100

Moderate

Walkability

79/ 100

High

Transit & Bike

Transit 58Bike 65

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 +7.6% (HIGH), sold-comps +8.3%, £/sqft +8.2%] → 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 10070017822· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.3%· as of 6 Nov 2026
Rental economics21.7/40
gross yield 7.8%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2600/mo (range 2450-2750)· as of 9 Oct 2026· verify before relying on this
Stress margin3.6/30
stressed cash flow +94/mo, +4% 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: 2 price cut(s), 163 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 & liquidity14.7/15
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 £320,000

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,450-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £450/mo
Cash on cash: 4.1%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - 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 10070017822Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.3%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 2600/mo (range 2450-2750)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 2600/mo (range 2450-2750)
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.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £320,000 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£433,000

Rent Estimate (pcm)£2,600

Gross Yield7.80%

1y Growth+9.2%

3y Growth+0.9%

5y Growth-0.6%

10y Growth+1.1%

Last Sold Price£437,773 (2023-10-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE20 8FU

Approval Rate

-12mo

Development

low

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/CON1
Details submitted to comply with the requirements of the following conditions relating to planning permission 26/01616/FPA: Condition 6 - Cycle Storage Condition 7 - Refuse Storage
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 Remaining240 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2023-10-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density16,240 /km²

Owner Occupied48%

Age Distribution

0-15 22%16-64 75%65+ 3%

View Area Profile

Schools Nearby

James Dixon Primary School
0.2 mi
Good
Harris City Academy Crystal Palace
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cypress Primary School
0.6 mi
Good
St Anthony's Catholic Primary School
0.6 mi
Inspected as St Anthony's Roman Catholic Primary School (URN 101654) on 2 Mar 2016

3 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Lambourne House Apple Yard
-
£490k
-
Lambourne House Apple Yard
-
£305k
-
Lambourne House Apple Yard
-
£335k
-
Lambourne House Apple Yard
-
£300k
-

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