32 Vancouver Road, London, SE23 2AF

UPRN:10070497829Semi-Detached HouseBeds -Built 1900-1929

Tenure: -Council Tax: Band EEPC: D (55)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,120,000

£1.01M - £1.23MMedium

Estimate

£1.12M

Range

£1.01M – £1.23M

Rent Estimate (pcm)

£3,900

£3k - £4k

Monthly

£3,900

Yield

10.40%

Verdict

Derived from HomePortfolio scores

32 Vancouver Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (80/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

80/ 100

High

Transit & Bike

Transit 42Bike 64

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity
listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£450,000

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,450-£4,350

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £1,181/mo
Cash on cash: 9.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.57 - 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£1,120,000

Rent Estimate (pcm)£3,900

Gross Yield10.40%

1y Growth-

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2SE23 2AF

Approval Rate

100%12mo

Development

low

DC/26/146048
Screening Opinion in respect of an Environmental Impact Assessment (EIA) pursuant to Regulation 6 of the Town and Country Planning (Environmental Impact Assessment) Regulations (2017) for the Schedule 2 application submitted under application ref: DC/26/145024 for partial demolition, extension, excavation, conversion and refurbishment of existing leisure centre buildings to provide a sixth form centre, junior sports hall and upgraded sports facilities; construction of a new eight-lane swimming pool with associated wet and dry changing facilities, climbing wall, studio spaces, plant and storage accommodation; together with associated hard and soft landscaping works at St Dunstan's College, Stanstead Road, London SE6.
Pending
DC/26/146010
Construction of a roof extension on the secondary rear roof slope at 180 Stanstead Road, SE23.
Pending
DC/26/145929
Schedule 1 application for the demolition of an existing structure and construction of a like for like ground floor rear extension,together with all associated works, at 86 Hurstbourne Road, SE23 2AQ.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density11,351 /km²

Owner Occupied52%

Age Distribution

0-15 20%16-64 70%65+ 10%

View Area Profile

Schools Nearby

Kilmorie Primary School
0.1 mi
GoodConcerns
Rathfern Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St William of York Catholic Primary School
0.3 mi
Good
Dalmain Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

48A Vancouver Road
-
£525k
-
58A Vancouver Road
-
£385k
-
44 Vancouver Road
-
£970k
-
6 Vancouver Road
-
£843k
-

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