12 Buckley Close, London, SE23 3EQ

UPRN:10093393563End Terrace HouseBeds -Built -

FreeholdCouncil Tax: Band EEPC: B (86)

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

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£918,000

£872k - £964kHigh

Estimate

£918k

Range

£872k – £964k

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

5.06%

Verdict

Derived from HomePortfolio scores

12 Buckley Close earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (64/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

18/ 100

Moderate

Walkability

64/ 100

Moderate

Transit & Bike

Transit 52Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 Nov 2026

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

Valuation edge1/15
claims [AVM +5.8% (HIGH), sold-comps +1.3%, £/sqft +1.2%] → measured edge +0.20pp 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 10093393563· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.9%· as of 29 Oct 2026
Rental economics0.4/40
gross yield 5.1%; range width penalty ×0.79
- valuation_snapshotsrent estimate 3650/mo (range 3300-4050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,096/mo, -30% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 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 5 Nov 2026
Risk & liquidity14.6/15
330 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

£649,000£994,500

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£865,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,300-£4,050

Interest rate5.4%

Loan to value75%

Cash required: £294,050
Net cash flow: -£392/mo
Cash on cash: -1.6%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 10093393563Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.9%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 3650/mo (range 3300-4050)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3650/mo (range 3300-4050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 32 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£918,000

Rent Estimate (pcm)£3,650

Gross Yield5.06%

1y Growth-

3y Growth-1.0%

5y Growth-0.6%

10y Growth+0.8%

Last Sold Price£675,000 (2018-06-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE23 3EQ

Approval Rate

-12mo

Development

low

26/AP/3257
Certificate of Laufulness (proposed) for modification of existing loft dormer roof to increase internal bedroom volume and the addition of roof lights to the front facade roof pitch and to the rear pitched roof.
Pending
DC/26/145933
Schedule 1 application for the construction of a single storey rear garden outbuilding at 90 Wood Vale, SE23.
Pending
26/AP/3189
Details of condition 4 (Pre commencement site meeting) as required by planning permission ref. 26/AP/2437 dated 15/10/2026 for 'Erection of single-storey seperate rear extensions to both properties following demolition of the existing single-storey rear outriggers, construction of detached garden studios, associated hard and soft landscaping works, and removal of existing rooflights with the installation of replacement and additional rooflights within the existing loft spaces'.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-06-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density7,722 /km²

Owner Occupied62%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Goodrich Community Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Fairlawn Primary School
0.3 mi
GoodImproving
Horniman Primary School
0.3 mi
Good
St Anthony's Catholic Primary School
0.5 mi
Inspected as St Anthony's Catholic Primary School (URN 100852) on 25 Nov 2021

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

View All Schools

Comparables

View All

9 Buckley Close
-
£680k
-
19 Buckley Close
-
£740k
-
17 Buckley Close
-
£713k
-
16 Buckley Close
-
£695k
-

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