Flat 25, Benbow House, 24 New Globe Walk, London, SE1 9DS

UPRN:200003377375Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band GEPC: C (77)

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

Flat 25, Benbow House, 24 New Globe Walk, London, SE1 9DS

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£948,000

£901k - £995kHigh

Estimate

£948k

Range

£901k – £995k

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

5.62%

Verdict

Derived from HomePortfolio scores

Flat 25 earns an INVESTIGATE rating with HP Score 77/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). 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

77/ 100

Strong

Investment Score

74/ 100

High

Crime Score

49/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 100Bike 80

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.2% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200003377375· as of 13 Oct 2026
Rental economics4.3/40
gross yield 5.6%; range width penalty ×0.86
- valuation_snapshotsrent estimate 4450/mo (range 4100-4850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,614/mo, -36% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 125 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 & liquidity14.7/15
555 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 sensitivity

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,100-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£125/mo
Cash on cash: -0.5%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 200003377375Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4450/mo (range 4100-4850)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4450/mo (range 4100-4850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 125 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£948,000

Rent Estimate (pcm)£4,450

Gross Yield5.62%

1y Growth+38.1%

3y Growth-7.8%

5y Growth-4.1%

10y Growth-1.2%

Last Sold Price£330,000 (2001-01-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SE1 9DS

Approval Rate

100%12mo

Development

low

26/AP/3231
Listed building consent: Utilise redundant catering kitchen and glass wash area and form new bar servery and staff wc and change area
Pending
26/AP/3232
Listed building consent for repairs and replacement windows and doors due to condition
Pending
26/01565/PODC
Submission of the Interim Cycling Promotion Plan and the Delivery and Servicing Management Plan pursuant to Schedule 3 Paragraph 7.1 and 8.1 of the Section 106 Agreement dated 11 September 2020 (Planning Application Reference: 20/00311/FULMAJ as amended by 21/00985/FULMAJ and 23/00752/FULMAJ).
Pending

View Planning Timeline