Flat B, 118 Norwood Road, London, SE24 9AY

UPRN:10091119482Purpose Built Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band DEPC: E (41)

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

Flat B, 118 Norwood Road, London, SE24 9AY

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

£504,000

£453k - £554kMedium

Estimate

£504k

Range

£453k – £554k

Rent Estimate (pcm)

£2,700

£3k - £3k

Monthly

£2,700

Yield

4.63%

Verdict

Derived from HomePortfolio scores

Flat B earns an INVESTIGATE rating with HP Score 74/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (86/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

41/ 100

Elevated

Walkability

86/ 100

Excellent

Transit & Bike

Transit 57Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -38.9% (MEDIUM), sold-comps -73.7%, £/sqft -73.6%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10091119482· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%· as of 21 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2700/mo (range 2500-2900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,099/mo, -41% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 193 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 3 Nov 2026
Risk & liquidity12.8/15
146 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,500-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£493/mo
Cash on cash: -2.5%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below 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 10091119482Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2700/mo (range 2500-2900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2700/mo (range 2500-2900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 193 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.
1 price cut(s) recorded on the listing history.
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£504,000

Rent Estimate (pcm)£2,700

Gross Yield4.63%

1y Growth-

3y Growth-1.1%

5y Growth+0.3%

10y Growth+0.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE24 9AY

Approval Rate

-12mo

Development

low

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
26/03070/TCA
T1 - Ash - Fell T2 - Ash - Fell
Pending

View Planning Timeline

Ownership

Corporate Ownership72.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density-

Owner Occupied29%

Age Distribution

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

View Area Profile

Schools Nearby

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.
The Elmgreen School
0.3 mi
GoodConcerns
Streatham Wells Primary
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

142A Norwood Road
-
£260k
-
134 Norwood Road
-
£375k
-
136 - 138 Norwood Road
-
£315k
-
136 - 138 Norwood Road
-
£555k
-

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