23 Bluebell House, 8 Blondin Way, London, SE16 6BD

UPRN:10091663637Purpose Built Flat2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band EEPC: B (83)

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

23 Bluebell House, 8 Blondin Way, London, SE16 6BD

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£500,000

£475k - £525kHigh

Estimate

£500k

Range

£475k – £525k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

5.52%

Verdict

Derived from HomePortfolio scores

23 Bluebell House earns an INVESTIGATE rating with HP Score 73/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (62/100). 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

73/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

62/ 100

Moderate

Transit & Bike

Transit 38Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 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 +0.0% (HIGH), sold-comps +4.8%, £/sqft +4.7%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10091663637· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.9%· as of 1 Nov 2026
Rental economics3.5/40
gross yield 5.5%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2300/mo (range 2100-2500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -864/mo, -38% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 4 Nov 2026
Risk & liquidity14.6/15
336 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,100-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£95/mo
Cash on cash: -0.7%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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 10091663637Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2300/mo (range 2100-2500)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2300/mo (range 2100-2500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 46 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. 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£500,000

Rent Estimate (pcm)£2,300

Gross Yield5.52%

1y Growth-

3y Growth-2.5%

5y Growth+0.0%

10y Growth+0.4%

Last Sold Price£525,000 (2021-06-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE16 6BD

Approval Rate

-12mo

Development

low

26/AP/3237
Discharge of Schedule 12, Paragraph 2.1.1 (HMMP and Biodiversity Gain Plan) of the S106 Agreement for the Rotherhithe Gas Holder Site development, ref: 24/AP/0753
Pending
26/AP/3191
Replacement of the river wall.
Pending
26/AP/3169
Details of condition 50 (Arboricultural Method Statement) as required by planning permission ref. 24/AP/3718 dated 08/08/2025 for 'Full planning permission for the demolition of all buildings and structures and the comprehensive redevelopment of the site to provide the following new development: On Plot A, two new buildings (A1 and A2) to provide offices (Class E(g)) with retail/food and drink/professional services (E(a/b/c) with a shared basement, servicing, parking and other ancillary accommodation; On Plot B, two new buildings to provide; in Building B1, purpose-built student accommodation (sui generis) with community use (F2), in Building B2, residential (C3) with retail/food and drink (E(a/b)); with basements, servicing, parking and other ancillary accommodation; Works of hard and soft landscaping, replacement of trees and planting of new trees; new vehicular access points from Surrey Quays Road and Canada Street, along with other incidental works'.
Pending

View Planning Timeline

Ownership

Corporate Ownership35.3%
Overseas OwnershipNo
Lease Term Remaining142 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-06-23
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£43,006

Population Density-

Owner Occupied37%

Age Distribution

0-15 19%16-64 75%65+ 6%

View Area Profile

Schools Nearby

Redriff Primary, City of London Academy
0.1 mi
Outstanding
St John's Roman Catholic Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bacon's College
0.2 mi
Good
Alfred Salter Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

Bluebell House, 8 Blondin Way
-
£500k
-
Bluebell House, 8 Blondin Way
-
£385k
-
Bluebell House, 8 Blondin Way
-
£530k
-
Bluebell House, 8 Blondin Way
-
£376k
-

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