Flat 23, Hodgkin Court, 2 Dobson Walk, London, SE5 7FN

UPRN:10091663967Purpose Built Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band DEPC: B (84)

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

Flat 23, Hodgkin Court, 2 Dobson Walk, London, SE5 7FN

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£513,000

£488k - £539kHigh

Estimate

£513k

Range

£488k – £539k

Rent Estimate (pcm)

£2,700

£3k - £3k

Monthly

£2,700

Yield

6.48%

Verdict

Derived from HomePortfolio scores

Flat 23 earns an INVESTIGATE rating with HP Score 82/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (91/100). 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

82/ 100

Strong

Investment Score

73/ 100

High

Crime Score

20/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 45Bike 80

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

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 edge0/15
claims [AVM +2.5% (HIGH), sold-comps -18.5%, £/sqft -18.5%] → measured edge +0.00pp 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 Oct 2026
- valuation_snapshotsestimate for 10091663967· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.5%· as of 25 Oct 2026
Rental economics10.7/40
gross yield 6.5%; 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 -255/mo, -9% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 59 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 & liquidity14.7/15
299 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£499,950

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,500-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £166,283
Net cash flow: £182/mo
Cash on cash: 1.3%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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 10091663967Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.5%Valuation edge · as of 25 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 4 Nov 2026 · verify before relying on this
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 2700/mo (range 2500-2900)
Stress margin needs verification before you rely on it
costs not disclosed by 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£513,000

Rent Estimate (pcm)£2,700

Gross Yield6.48%

1y Growth+42.4%

3y Growth-0.6%

5y Growth+0.1%

10y Growth+0.4%

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

0SE5 7FN

Approval Rate

-12mo

Development

low

26/AP/3224
Erection of single storey rear extension
Pending
26/AP/3228
Construction of a new single storey rear extension
Pending
26/AP/3215
Five day notification for tree works: Removal of sections of three roots adjacent to the front boundary of 127 Camberwell Road
Pending

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining87 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density23,012 /km²

Owner Occupied19%

Age Distribution

0-15 17%16-64 75%65+ 8%

View Area Profile

Schools Nearby

Brunswick Park Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Spa School Camberwell
0.3 mi
Good
St George's Church of England Primary School
0.3 mi
Good
John Ruskin Primary School and Language Classes
0.3 mi
Outstanding

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Hodgkin Court, 2 Dobson Walk
-
£513k
-
Hodgkin Court, 2 Dobson Walk
-
£450k
-
Hodgkin Court, 2 Dobson Walk
-
£340k
-
Hodgkin Court, 2 Dobson Walk
-
£380k
-

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