10 Waterside Close, London, SE16 4QG

UPRN:200003409433-Beds -Built 1967-1975

Tenure: -Council Tax: Band DEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 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

£594,000

£534k - £653kMedium

Estimate

£594k

Range

£534k – £653k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

10 Waterside Close earns an INVESTIGATE rating with HP Score 55/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (65/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

92/ 100

Elevated

Walkability

65/ 100

Moderate

Transit & Bike

Transit 63Bike 68

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM -1.0% (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 200003409433· as of 13 Oct 2026
Risk & liquidity12.8/15
336 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 200003409433Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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£594,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth+22.2%

3y Growth-2.5%

5y Growth+0.0%

10y Growth+0.4%

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

0SE16 4QG

Approval Rate

-12mo

Development

low

26/AP/3212
Details of Condition 16 (Existing Warehouse Windows) pursuant to planning permission 25/AP/3009 (Partial demolition of existing building and construction of six storey building comprising purpose built shared living units (Use Class: Sui Generis), including internal and external amenity space, cycle parking, refuse storage, plant equipment, landscaping and other associated works (hereby referred to as Scheme A).)
Pending
PA/26/01832/NC
Application for certificate of Lawfulness in respect of existing timber fencing and privacy screens.
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-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density14,477 /km²

Owner Occupied23%

Age Distribution

0-15 16%16-64 73%65+ 11%

View Area Profile

Schools Nearby

St Michael's Catholic College
0.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Riverside Primary School
0.1 mi
Good
St Joseph's Catholic Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
St James' Church of England Primary School
0.1 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 Waterside Close
-
£623k
-
2 Waterside Close
-
£510k
-
9 Waterside Close
-
£480k
-
12 Waterside Close
-
£470k
-

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