Flat 7, Warren Apartments, 8 Station Rise, London, SE27 9BW

UPRN:10090201094Flat/Maisonette2 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band CEPC: C (78)

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

Flat 7, Warren Apartments, 8 Station Rise, London, SE27 9BW

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£471,000

£424k - £518kMedium

Estimate

£471k

Range

£424k – £518k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

5.33%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 78/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (91/100). 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 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

74/ 100

High

Crime Score

41/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 60Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

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 edge0/15
claims [AVM +4.5% (MEDIUM), sold-comps -8.2%, £/sqft -8.3%] → measured edge +0.00pp 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 (MEDIUM confidence) · snapshot 31 Oct 2026
- valuation_snapshotsestimate for 10090201094· as of 31 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.7%· as of 1 Nov 2026
Rental economics2.4/40
gross yield 5.3%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2000/mo (range 1850-2150)· as of 31 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -558/mo, -28% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; 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 & liquidity12.8/15
176 sales/12mo in area; valuation range width 20%
- 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 sensitivity

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,850-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£134/mo
Cash on cash: -1.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 10090201094Valuation edge · as of 31 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2000/mo (range 1850-2150)Rental economics · as of 31 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 low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2000/mo (range 1850-2150)
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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£471,000

Rent Estimate (pcm)£2,000

Gross Yield5.33%

1y Growth-

3y Growth+3.2%

5y Growth+0.9%

10y Growth+2.0%

Last Sold Price£350,000 (2013-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE27 9BW

Approval Rate

-12mo

Development

low

26/03203/TCA
T1 Silver Birch - Fruiting body at the base and evidence of dieback at top of canopy. To carefully section fell as close to ground level as possible. Stump Grinding - To grind out stump to 300mm below ground level in preparation for replacement planting, backfilling hole with arising removing surplus from site in preparation for new planting.
Pending
26/03149/LDCP
Certificate of Lawful Development (Proposed) with respect to formation of a vehicular crossover and dropped kerb with associated works.
Pending
26/03123/FUL
Replacement of the existing uPVC curtain-wall windows and doors with aluminium-framed windows and doors within the existing openings to the Leigham Vale south-elevation communal stairwell.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.6%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-11-11
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£43,666

Population Density12,380 /km²

Owner Occupied29%

Age Distribution

0-15 15%16-64 78%65+ 7%

View Area Profile

Schools Nearby

The Elmgreen School
0.2 mi
GoodConcerns
Fenstanton Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
City Heights E-ACT Academy
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Rosemead Preparatory School
0.4 mi
Inspected by ISI

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9A Station Rise
-
£225k
-
Warren Apartments, 8 Station Rise
-
£525k
-
Warren Apartments, 8 Station Rise
-
£510k
-
12 Station Rise
-
£250k
-

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