8 Ambrose Street, London, SE16 3NY

UPRN:10094743366Detached Property3 bedsBuilt -

Tenure: -Council Tax: Band EEPC: B (81)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£722,000

£577k - £866kLow

Estimate

£722k

Range

£577k – £866k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

7.31%

Verdict

Derived from HomePortfolio scores

8 Ambrose Street earns an INVESTIGATE rating with HP Score 69/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

69/ 100

Mixed

Investment Score

73/ 100

High

Crime Score

67/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 64Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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 24% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +21.2%, £/sqft +21.2%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 10.2%· as of 28 Oct 2026
Rental economics16.1/40
gross yield 7.3%; range width penalty ×0.87; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3350/mo (range 3050-3600)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0.4/30
stressed cash flow +12/mo, +0% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 4 Nov 2026
Risk & liquidity9.2/15
336 sales/12mo in area; valuation range width 40%
- 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,050-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £463/mo
Cash on cash: 3.0%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - 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

property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 10.2%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 3350/mo (range 3050-3600)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_date

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 3350/mo (range 3050-3600)
Rental economics needs verification before you rely on it
sale estimate 24% 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£722,000

Rent Estimate (pcm)£3,350

Gross Yield7.31%

1y Growth-

3y Growth-2.5%

5y Growth+0.0%

10y Growth+0.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE16 3NY

Approval Rate

-12mo

Development

low

26/AP/3245
Installation of AC plant to existing gantry, erection of delivery canopy, construction of bin store, and modification of door and roller shutter openings to rear elevation.
Pending
26/AP/3241
Variation of Condition 3 for planning application Ref Number: 94/AP/0167 dated 04/05/1994 for a limited revision to delivery and collection hours associated with Unit 2. Condition Number(s): 3 Conditions(s) Removal: It is proposed that the condition is varied to allow for operation of Iceland Food Warehouse's online delivery service Please see covering letter
Pending
26/AP/3238
Details submitted to satisfy Schedule 6 Clause 3.3 (Carbon offset contribution) of the Section 106 Agreement associated with planning permission ref: 23/AP/2124
Pending

View Planning Timeline

Ownership

Corporate Ownership35.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
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£43,006

Population Density13,240 /km²

Owner Occupied16%

Age Distribution

0-15 17%16-64 71%65+ 12%

View Area Profile

Schools Nearby

Spa School, Bermondsey
0.2 mi
GoodConcerns
Galleywall Primary, City of London Academy
0.3 mi
-
City of London Academy (Southwark)
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Southwark Park Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

4 Ambrose Street
-
£380k
-
2 Ambrose Street
-
£335k
-
6 Ambrose Street
-
£261k
-
6 Ambrose Street
-
£215k
-

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