Flat, 1 Bowhouse Court, Cofferdam Way, London, SE8 3GQ

UPRN:10093395186Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (85)

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

Flat, 1 Bowhouse Court, Cofferdam Way, London, SE8 3GQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£501,000

£451k - £551kMedium

Estimate

£501k

Range

£451k – £551k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

6.44%

Verdict

Derived from HomePortfolio scores

Flat earns an INVESTIGATE rating with HP Score 74/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (95/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

59/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 63Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£475,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £162/mo
Cash on cash: 1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.59 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£501,000

Rent Estimate (pcm)£2,550

Gross Yield6.44%

1y Growth-46.1%

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price£469,995 (2018-02-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE8 3GQ

Approval Rate

-12mo

Development

low

DC/26/145980
Schedule 1 application for discharge of details submitted pursuant to Condition 5(a)-Window, Door and Chimney Details of planning permission DC/23/131763 dated 27th July 2023 at 30 Deptford High Street SE8.
Pending
26/3127/SD
Submission of details pursuant to discharge condition 6 (Contaminated Land Assessment) of planning permission reference 26/0788/HD dated 16/09/2026.
Pending
26/3113/A
Replacement of existing hotel signage to reflect rebranding, including non-illuminated aluminium signage in existing locations and at existing scales, with retention of existing light bars.
Pending

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining239 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2018-02-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density12,396 /km²

Owner Occupied25%

Age Distribution

0-15 16%16-64 79%65+ 5%

View Area Profile

Schools Nearby

Trinity Laban
0.1 mi
-
Rachel McMillan Nursery School and Children's Centre
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Joseph's Catholic Primary School
0.2 mi
Good
Tidemill Academy
0.2 mi
Good

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bowhouse Court Cofferdam Way
-
£500k
-
Bowhouse Court Cofferdam Way
-
£342k
-
Bowhouse Court Cofferdam Way
-
£635k
-
Bowhouse Court Cofferdam Way
-
£540k
-

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