Flat 5, Maple Court, 25 Alvey Street, London, SE17 2LN

UPRN:10093340716Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (84)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 5, Maple Court, 25 Alvey Street, London, SE17 2LN

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£540,000

£513k - £567kHigh

Estimate

£540k

Range

£513k – £567k

Rent Estimate (pcm)

£3,150

£3k - £3k

Monthly

£3,150

Yield

7.64%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 83/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (92/100). 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

83/ 100

Strong

Investment Score

73/ 100

High

Crime Score

16/ 100

Moderate

Walkability

92/ 100

Excellent

Transit & Bike

Transit 49Bike 81

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 10 Nov 2026

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

Valuation edge2.5/15
claims [AVM +8.3% (HIGH), sold-comps +26.2%, £/sqft +26.2%] → 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 10093340716· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.1%· as of 1 Nov 2026
Rental economics20/40
gross yield 7.6%; range width penalty ×0.95
- valuation_snapshotsrent estimate 3150/mo (range 2950-3350)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -109/mo, -3% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 205 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 10 Nov 2026
Risk & liquidity14.6/15
158 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

£371,000£569,000

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£495,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,950-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: £510/mo
Cash on cash: 3.7%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.89 - 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 10093340716Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3150/mo (range 2950-3350)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

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 3150/mo (range 2950-3350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 205 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£540,000

Rent Estimate (pcm)£3,150

Gross Yield7.64%

1y Growth-

3y Growth-2.1%

5y Growth-1.7%

10y Growth+0.9%

Last Sold Price£531,500 (2021-03-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE17 2LN

Approval Rate

-12mo

Development

low

26/AP/3280
Details of Condition 15 'Kitchen Extract' as required by planning permission 24/AP/2385 (as amended by 25/AP/1970 and 26/AP/2404), which gave consent for: "Variation of Condition 1 (Approved Plans) for planning permission ref no. 23/AP/1991 [...] The amendments sought by this application are: - Façade alterations - Alteration to accessible room sizes - Alterations to position of room sizes and layouts - Alterations to the plan across all levels - Alterations to the roof with relocation of biodiverse roof and provision of railings above the mezzanine for safe maintenance".
Pending
26/AP/3274
Request for an EIA Screening Opinion for comprehensive redevelopment including demolition of existing building; site preparation and enabling works; and the construction of residential homes (Use Class C3) and community floorspace (Use Class F.2) in a buildings of up to 16 storeys in height; highways/access works; landscaping; car and cycle parking; and other associated works.
Pending
26/AP/3261
Change of use of the existing pizza shop from Use Class E to a pizza shop incorporating hot-food takeaway use and external alterations to the shop front.
Pending

View Planning Timeline

Ownership

Corporate Ownership33.7%
Overseas OwnershipNo
Lease Term Remaining140 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-03-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density14,852 /km²

Owner Occupied24%

Age Distribution

0-15 19%16-64 73%65+ 8%

View Area Profile

Schools Nearby

Oasis Academy Surrey Square
0.1 mi
Outstanding
English Martyrs' Roman Catholic Primary School
0.1 mi
-
South Bank University Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
THE BRIDGE SPECIAL EDUCATION NEEDS SCHOOL
0.2 mi
Good

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Maple Court, 25 Alvey Street
-
£522k
-
Maple Court, 25 Alvey Street
-
£532k
-
Maple Court, 25 Alvey Street
-
£525k
-
Maple Court, 25 Alvey Street
-
£535k
-

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