Flat 33, Palm House, 70 Sancroft Street, London, SE11 5AH

UPRN:10090203944Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band EEPC: C (77)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 33, Palm House, 70 Sancroft Street, London, SE11 5AH

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£687,000

£652k - £721kHigh

Estimate

£687k

Range

£652k – £721k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

5.46%

Verdict

Derived from HomePortfolio scores

Flat 33 earns an INVESTIGATE rating with HP Score 83/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (95/100). 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

83/ 100

Strong

Investment Score

74/ 100

High

Crime Score

20/ 100

Moderate

Walkability

95/ 100

Excellent

Transit & Bike

Transit 74Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 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 -5.5% (HIGH), sold-comps -40.8%, £/sqft -40.9%] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10090203944· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 9.2%· as of 1 Nov 2026
Rental economics3.3/40
gross yield 5.5%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3300/mo (range 3050-3550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -763/mo, -23% 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 12 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
117 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 sensitivity

£544,000£833,500

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£725,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,050-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£162/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 10090203944Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 9.2%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3300/mo (range 3050-3550)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
property_intelligencetransactions_12moRisk & liquidity

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 3300/mo (range 3050-3550)
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. 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£687,000

Rent Estimate (pcm)£3,300

Gross Yield5.46%

1y Growth+28.0%

3y Growth-6.4%

5y Growth-2.5%

10y Growth-1.0%

Last Sold Price£675,000 (2014-12-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE11 5AH

Approval Rate

-12mo

Development

low

26/03275/DET
Approval of details pursuant to condition 36 (premises management plan) of Planning Permission Ref: 24/03279/FUL (Demolition of 8a Harleyford Street and construction of new 5 storey development, to provide 8 new homes (Use Class C3) and ground floor community use (Use Class F2), refurbishment and extension of Kennington Park Community Centre (Use Class F2) and associated cycle parking and hard and soft landscaping. This application is a DEPARTURE APPLICATION: The proposed development is a departure from Policies ED1 (Offices) of the Lambeth Local Plan (2021).) granted on 11.03.2026.
Pending
26/03274/DET
Approval of details pursuant to condition 18 (waste and recycling details) of Planning Permission Ref: 24/03279/FUL (Demolition of 8a Harleyford Street and construction of new 5 storey development, to provide 8 new homes (Use Class C3) and ground floor community use (Use Class F2), refurbishment and extension of Kennington Park Community Centre (Use Class F2) and associated cycle parking and hard and soft landscaping. This application is a DEPARTURE APPLICATION: The proposed development is a departure from Policies ED1 (Offices) of the Lambeth Local Plan (2021).) granted on 11.03.2026.
Pending
26/03163/LB
Application for Listed Building Consent for internal alteration including removal of internal partitions and a door, reposition of staircase and amending of kitchen layout.
Pending

View Planning Timeline

Ownership

Corporate Ownership41.6%
Overseas OwnershipNo
Lease Term Remaining237 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-12-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density17,807 /km²

Owner Occupied17%

Age Distribution

0-15 16%16-64 71%65+ 13%

View Area Profile

Schools Nearby

Vauxhall Primary School
0.1 mi
Good
Ethelred Nursery School and Children's Centre
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Octavia House Schools, London
0.3 mi
Inspected by ISI
Vanguard School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Palm House, 70 Sancroft Street
-
£465k
-
Palm House, 70 Sancroft Street
-
£592k
-
Palm House, 70 Sancroft Street
-
£675k
-
Palm House, 70 Sancroft Street
-
£570k
-

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