36 Samphire Heights, 24 Napa Close, London, E20 1DZ

UPRN:10090759474Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (81)

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

36 Samphire Heights, 24 Napa Close, London, E20 1DZ

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£310,000

£248k - £372kLow

Estimate

£310k

Range

£248k – £372k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

9.04%

Verdict

Derived from HomePortfolio scores

36 Samphire Heights earns an INVESTIGATE rating with HP Score 66/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is limited (60/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

63/ 100

Elevated

Walkability

60/ 100

Moderate

Transit & Bike

Transit 52Bike 66

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics28.7/40
gross yield 9.0%; range width penalty ×0.89; the estimate this rent rides on sits 31% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1600/mo (range 1500-1750)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 31% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin9.3/30
stressed cash flow +150/mo, +9% 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 3 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
40 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£212,500

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £66,800
Net cash flow: £391/mo
Cash on cash: 7.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.23 - 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_snapshotsrent estimate 1600/mo (range 1500-1750)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 31% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1600/mo (range 1500-1750)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£310,000

Rent Estimate (pcm)£1,600

Gross Yield9.04%

1y Growth-

3y Growth+7.4%

5y Growth+12.1%

10y Growth+0.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E20 1DZ

Approval Rate

-12mo

Development

low

26/02281/FUL
Installation of Brise Soleil and alterations to the existing Juliet balcony railings.
Pending
26/02217/ADV
Display of 1 internally illuminated fascia sign and 1 interally illuminated lightbox sign.
Pending
26/02232/NONMAT
Non-material amendment to planning consent ref: 23/00441/FUL (LLDC) dated 28th November 2024, comprising change in development description reflecting revised accommodation schedule and associated changes to the approved development quantum.
Pending

View Planning Timeline

Ownership

Corporate Ownership0.5%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density5,979 /km²

Owner Occupied36%

Age Distribution

0-15 25%16-64 73%65+ 2%

View Area Profile

Schools Nearby

Harris Academy Chobham
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Ronald Openshaw Nursery School
0.5 mi
Outstanding
Mossbourne Riverside Academy
0.5 mi
-
Education Links
0.6 mi
Good

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

View All Schools

Comparables

View All

Samphire Heights, 24 Napa Close
-
£136k
-
Samphire Heights, 24 Napa Close
-
£505k
-
Samphire Heights, 24 Napa Close
-
£131k
-
Samphire Heights, 24 Napa Close
-
£103k
-

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