90 Hackney House, Clydesdale Way, Belvedere, DA17 6FH

UPRN:10090793864Flat/Maisonette2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band CEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

90 Hackney House, Clydesdale Way, Belvedere, DA17 6FH

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£236,000

£224k - £248kHigh

Estimate

£236k

Range

£224k – £248k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

5.73%

Verdict

Derived from HomePortfolio scores

90 Hackney House earns an INVESTIGATE rating with HP Score 55/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (38/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

76/ 100

Elevated

Walkability

38/ 100

Mixed

Transit & Bike

Transit 23Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM +6.8% (HIGH), sold-comps +14.7%, £/sqft +14.8%] → 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 Nov 2026
- valuation_snapshotsestimate for 10090793864· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.1%· as of 24 Oct 2026
Rental economics5.3/40
gross yield 5.7%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -286/mo, -27% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 388 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 6 Nov 2026
Risk & liquidity14.6/15
145 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

£165,000£253,000

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£220,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: -£16/mo
Cash on cash: -0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - 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 10090793864Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.1%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1050/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 388 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£236,000

Rent Estimate (pcm)£1,050

Gross Yield5.73%

1y Growth+2.4%

3y Growth+1.4%

5y Growth+2.4%

10y Growth+2.8%

Last Sold Price£166,995 (2015-07-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DA17 6FH

Approval Rate

-12mo

Development

low

25/01657/FULM04
Application to approve details of condition 8 (LEMP) 11 (Soft Landscaping Scheme) pursuant to application 25/01657/FULM for Construction of a multi-storey van storage deck with electric vehicle (EV) charging with associated parking, ancillary structures and related works.
Pending
25/01657/FULM03
Application to approve details of conditions 8 (LEMP) and 11 (Soft Landscaping) pursuant to application 25/01657/FULM for construction of a multi-storey van storage deck with electric vehicle (EV) charging with associated parking, ancillary structures and related works.
Pending
26/01853/LDCP
Lawful Development Certificate (Proposed) for the conversion of roof space involving alterations to existing roofline, including a hip to gable enlargement, a rear dormer extension and two rooflights to front roofslope.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.4%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2015-07-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,883

Population Density1,961 /km²

Owner Occupied43%

Age Distribution

0-15 22%16-64 70%65+ 8%

View Area Profile

Schools Nearby

Belvedere Junior School
0.5 mi
Inspected as Belvedere Junior School (URN 101425) on 13 Mar 2013
Belvedere Infant School
0.5 mi
Good
Cornerstone School
0.6 mi
Good
St Augustine of Canterbury CofE Primary School
0.7 mi
Inspected as St Augustine of Canterbury CofE VA Primary School (URN 134357) on 10 Mar 2010

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

View All Schools

Comparables

View All

Hackney House Clydesdale Way
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£260k
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Hackney House Clydesdale Way
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£210k
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Hackney House Clydesdale Way
-
£280k
-
Hackney House Clydesdale Way
-
£210k
-

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