Flat 3, 33 Pearman Street, London, SE1 7RB

UPRN:200000492353Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 3, 33 Pearman Street, London, SE1 7RB

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£852,000

£767k - £937kMedium

Estimate

£852k

Range

£767k – £937k

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

5.19%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 66/100. Investment score 68/100 reflects moderate 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)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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

80/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 100Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -8.6% (MEDIUM)] → measured edge +0.00pp 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200000492353· as of 13 Oct 2026
Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 4000/mo (range 3650-4350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,122/mo, -28% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 & liquidity12.8/15
555 sales/12mo in area; valuation range width 20%
- 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

£694,000£1,064,000

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£925,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,650-£4,350

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£353/mo
Cash on cash: -1.3%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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 200000492353Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4000/mo (range 3650-4350)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4000/mo (range 3650-4350)
Stress margin needs verification before you rely on it
service charge / ground rent from 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. 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£852,000

Rent Estimate (pcm)£4,000

Gross Yield5.19%

1y Growth-33.9%

3y Growth-7.8%

5y Growth-4.1%

10y Growth-1.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE1 7RB

Approval Rate

-12mo

Development

low

26/AP/3171
T1 Beech - Section fell to ground level; tree is right up against a brick wall and approximately 5.0m in height with a 4.0m crown spread.
Pending
26/AP/3167
T1A London Plane (x1) - Reduce the crown back to previous, most recent points of reduction, with retention of knuckles. By 5m in height and 3m in width to a final height of 16m and a final width of 5m.
Pending
26/AP/3166
T6 to T9 London Plane (x3) Reduce crown heights by 5m and widths by 3m. Final measurements - height 16m, width 5m. Reason: To contain the spread and heightof the trees as they over hang the neighbouring college grounds.
Pending

View Planning Timeline