Flat 16, Cormorant Court, Pilot Close, London, SE8 5PQ

UPRN:200000554439Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band BEPC: D (68)

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

Flat 16, Cormorant Court, Pilot Close, London, SE8 5PQ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£294,000

£265k - £324kMedium

Estimate

£294k

Range

£265k – £324k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

5.14%

Verdict

Derived from HomePortfolio scores

Flat 16 earns an INVESTIGATE rating with HP Score 72/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (86/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

52/ 100

Elevated

Walkability

86/ 100

Excellent

Transit & Bike

Transit 43Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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 edge1.9/15
claims [AVM -19.0% (MEDIUM), sold-comps +15.3%, £/sqft +15.3%] → measured edge +0.38pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200000554439· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.2%· as of 4 Nov 2026
Rental economics1.1/40
gross yield 5.1%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -504/mo, -34% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity12.8/15
194 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£143/mo
Cash on cash: -1.5%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 200000554439Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.2%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
property_intelligencetransactions_12moRisk & liquidity

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 1500/mo (range 1400-1600)
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. 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£294,000

Rent Estimate (pcm)£1,500

Gross Yield5.14%

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

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

0SE8 5PQ

Approval Rate

-12mo

Development

low

DC/26/145819
Application for a Lawful Development Certificate (proposed) submitted under Section 192 of the Town & Country Planning Act 1990 (as amended) to confirm whether the replacement of three front porches, replacement downstands and replacement aluminium sheet panels at Princess Louise Building, 12 Hales Street, SE8 4RB would not be considered as development under Section 55 of the Town and Country Planning Act 1990.
Pending
26/2984/SD
Submission of details pursuant to discharge condition 4 (Operational Management Plan) of planning permission reference 26/0237/F dated 13/04/2026.
Pending
DC/26/145787
Details submitted pursuant to Condition 5-Repointing Method Statement of Listed Building Consent DC/25/141717 dated 16th January 2026 at 31 Albury Street SE8.
Pending

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining122 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density-

Owner Occupied31%

Age Distribution

0-15 18%16-64 77%65+ 5%

View Area Profile

Schools Nearby

Clyde Nursery School.
0.1 mi
GoodConcerns
Twin Oaks Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Deptford Park Primary School
0.3 mi
Good
Grinling Gibbons Primary School
0.3 mi
Good

0 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Cormorant Court Pilot Close
-
£255k
-
Cormorant Court Pilot Close
-
£272k
-
Cormorant Court Pilot Close
-
£124k
-
Cormorant Court Pilot Close
-
£120k
-

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