Flat 5, 31 Beardell Street, London, SE19 1TP

UPRN:10093056480Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: B (82)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 5, 31 Beardell Street, London, SE19 1TP

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£472,000

£448k - £495kHigh

Estimate

£472k

Range

£448k – £495k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.60%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 82/100. Investment score 79/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). 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 NationsMarket 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

82/ 100

Strong

Investment Score

79/ 100

High

Crime Score

39/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 56Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 12 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: the estimate sits 15% above the ask; lead to verify: 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 +15.3% (HIGH), sold-comps +20.3%, £/sqft +20.3%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10093056480· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4.1%· as of 9 Nov 2026
Rental economics11.9/40
gross yield 6.6%; range width penalty ×0.93; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2200/mo (range 2050-2350)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -200/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 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 51 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 12 Nov 2026
Risk & liquidity14.6/15
249 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £173/mo
Cash on cash: 1.6%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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 10093056480Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4.1%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 2050-2350)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 2200/mo (range 2050-2350)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£472,000

Rent Estimate (pcm)£2,200

Gross Yield6.60%

1y Growth-66.9%

3y Growth+0.2%

5y Growth-0.4%

10y Growth+1.1%

Last Sold Price£499,995 (2015-07-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

2SE19 1TP

Approval Rate

100%12mo

Development

low

26/03174/CAT
T1 and T2 Horse Chestnut: reduction to both trees by approximately 2.5 metres in height and 2 metres in lateral spread. T3 Lime Tree: reduction by approximately 5 metres in height and 1.5 metres in lateral spread. The works are considered necessary due to the tree's significant overhang towards the neighbouring property, its pronounced lean and concerns regarding the condition of the basal area, where brittle cinder has been identified. The proposed reduction aims to reduce excessive crown weight, alleviate mechanical loading on the main stem and primary branches, and minimise the potential for limb failure.
Pending
26/03175/CAT
G1 (4x Horse Chestnuts): Reduction of 2.5m reduction in overall height and a 2m reduction in lateral growth to all four trees.
Pending
26/01616/CON1
Details submitted to comply with the requirements of the following conditions relating to planning permission 26/01616/FPA: Condition 6 - Cycle Storage Condition 7 - Refuse Storage
Pending

View Planning Timeline

Ownership

Corporate Ownership63.5%
Overseas OwnershipNo
Lease Term Remaining112 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-07-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density13,525 /km²

Owner Occupied37%

Age Distribution

0-15 16%16-64 77%65+ 7%

View Area Profile

Schools Nearby

Paxton Primary School
0.1 mi
Good
Rockmount Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hillcrest
0.3 mi
-
Fidelis College
0.5 mi
Inspected by ISI

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

View All Schools

Comparables

View All

20 - 22 Beardell Street
-
£200k
-
19 Beardell Street
-
£605k
-
Hawkins House, 16A Beardell Street
-
£578k
-
Hawkins House, 16A Beardell Street
-
£328k
-

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