5 Opal Court, Rainbow Road, Erith, DA8 2EQ

UPRN:10090794515Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

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

5 Opal Court, Rainbow Road, Erith, DA8 2EQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£248,000

£236k - £261kHigh

Estimate

£248k

Range

£236k – £261k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

7.50%

Verdict

Derived from HomePortfolio scores

5 Opal Court earns an INVESTIGATE rating with HP Score 71/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (41/100). 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

71/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

27/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 33Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

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 edge2.5/15
claims [AVM +3.2% (HIGH), sold-comps +8.4%, £/sqft +8.4%] → 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 10090794515· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4%· as of 4 Nov 2026
Rental economics20/40
gross yield 7.5%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1500/mo (range 1450-1600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -72/mo, -5% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
232 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

£180,000£276,000

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£240,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,450-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £75,600
Net cash flow: £228/mo
Cash on cash: 3.6%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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 10090794515Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1450-1600)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1500/mo (range 1450-1600)
Stress margin needs verification before you rely on it
service charge / ground rent from 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. 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.
3. 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£248,000

Rent Estimate (pcm)£1,500

Gross Yield7.50%

1y Growth+8.2%

3y Growth+0.8%

5y Growth+2.6%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DA8 2EQ

Approval Rate

-12mo

Development

low

26/02027/FUL
Conversion of existing garage into habitable room.
Pending
26/02023/FUL
Erection of a single storey rear extension following demolition of existing conservatory.
Pending
26/01934/FUL
Erection of a single storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.8%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
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£36,883

Population Density7,520 /km²

Owner Occupied68%

Age Distribution

0-15 29%16-64 67%65+ 4%

View Area Profile

Schools Nearby

Haberdashers' Slade Green Primary
0.2 mi
Good
St. Paul's (Slade Green) Church of England Primary School
0.2 mi
Good
Peareswood Primary School
0.4 mi
Inspected as Peareswood Primary School (URN 101418) on 13 Jul 2010
Christ Church (Erith) CofE Primary School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Topaz Court Rainbow Road
-
£265k
-
Opal Court Rainbow Road
-
£245k
-
Opal Court Rainbow Road
-
£255k
-
110 Rainbow Road
-
£500k
-

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