Flat 505, Baldwin Point, 6 Sayer Street, London, SE17 1FG

UPRN:10094085246Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (85)

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

Flat 505, Baldwin Point, 6 Sayer Street, London, SE17 1FG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£529,000

£502k - £555kHigh

Estimate

£529k

Range

£502k – £555k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

7.91%

Verdict

Derived from HomePortfolio scores

Flat 505 earns an INVESTIGATE rating with HP Score 72/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is elevated. 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

75/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 100Bike 80

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 5 Nov 2026

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

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 edge2.5/15
claims [AVM +11.2% (HIGH), sold-comps +3.9%, £/sqft +3.9%] → 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 Oct 2026
- valuation_snapshotsestimate for 10094085246· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 12.1%· as of 26 Oct 2026
Rental economics22/40
gross yield 7.9%; range width penalty ×0.94
- valuation_snapshotsrent estimate 3100/mo (range 2900-3300)· as of 9 Oct 2026· verify before relying on this
Stress margin5.3/30
stressed cash flow +166/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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
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 sensitivityScores 70+ up to £376,000

£352,500£540,500

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£470,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,900-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £155,800
Net cash flow: £560/mo
Cash on cash: 4.3%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - 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 10094085246Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 12.1%Valuation edge · as of 26 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2900-3300)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3100/mo (range 2900-3300)
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. Set your walk-away price before viewing - above £376,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£529,000

Rent Estimate (pcm)£3,100

Gross Yield7.91%

1y Growth+5.0%

3y Growth-2.1%

5y Growth-1.7%

10y Growth+0.9%

Last Sold Price£505,000 (2024-01-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE17 1FG

Approval Rate

-12mo

Development

low

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
26/AP/3253
Non-material amendment of planning permission 22/AP/1068 (Redevelopment of site to provide a 24 storey building plus basement consisting of purpose-built student accommodation (Sui Generis), and commercial uses (Use Class E) at ground floor, and the development of the associated railway arches to provide commercial space (Use Class E), plant, refuse and cycle storage, and associated access and public realm works.) NMA: Amendments to Conditions 1, 2, 12 and 28
Pending
26/AP/3222
Certificate of Lawful Development (Existing) for Use or Development under Section 191 of the Town and Country Planning Act 1990 (as amended) at 21 St. Georges Road, London SE1 6ES (the Site) in relation to the implementation of planning permission ref 21/AP/2838 (as amended by non-material amendments 25/AP/3784 and 26/AP/2648).
Pending

View Planning Timeline

Ownership

Corporate Ownership33.7%
Overseas OwnershipNo
Lease Term Remaining238 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2024-01-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density23,062 /km²

Owner Occupied25%

Age Distribution

0-15 8%16-64 89%65+ 3%

View Area Profile

Schools Nearby

The Autism Project - CareTrade
0.1 mi
-
London College of Printing & Distributive Trades
0.2 mi
-
Imperial Oak School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Crampton Primary
0.2 mi
Outstanding

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

View All Schools

Comparables

View All

Baldwin Point, 6 Sayer Street
-
£600k
-
Baldwin Point, 6 Sayer Street
-
£525k
-
Baldwin Point, 6 Sayer Street
-
£840k
-
Baldwin Point, 6 Sayer Street
-
£720k
-

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