18 Farrow Place, London, SE16 6QE

UPRN:200003414656Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: D (66)

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

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£396,000

£376k - £416kHigh

Estimate

£396k

Range

£376k – £416k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

5.40%

Verdict

Derived from HomePortfolio scores

18 Farrow Place earns an INVESTIGATE rating with HP Score 77/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 50Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 -1.0% (HIGH), sold-comps -27.4%, £/sqft -27.5%] → 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 200003414656· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 15.1%· as of 28 Oct 2026
Rental economics3/40
gross yield 5.4%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1700-1950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -494/mo, -27% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 61 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 & liquidity14.6/15
336 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£104/mo
Cash on cash: -0.9%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 200003414656Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 15.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1700-1950)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

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 1800/mo (range 1700-1950)
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. 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£396,000

Rent Estimate (pcm)£1,800

Gross Yield5.40%

1y Growth-

3y Growth-2.5%

5y Growth+0.0%

10y Growth+0.4%

Last Sold Price£165,000 (2002-05-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SE16 6QE

Approval Rate

-12mo

Development

low

26/AP/3237
Discharge of Schedule 12, Paragraph 2.1.1 (HMMP and Biodiversity Gain Plan) of the S106 Agreement for the Rotherhithe Gas Holder Site development, ref: 24/AP/0753
Pending
26/AP/3210
Non-material amendment of planning permission 21/AP/4671 'Erection of a part four and part five-storey (plus basement) building on current vacant site to provide residential units (Use Class C3), with associated landscaping, public realm, private and communal amenity space and cycle parking.' to amend the wording of Condition 6 (subsequently amended by 26/AP/2247) to allow the required information to be submitted and approved in four stages aligned with the proposed construction sequence.
Pending
26/AP/3191
Replacement of the river wall.
Pending

View Planning Timeline

Ownership

Corporate Ownership35.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2002-05-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density-

Owner Occupied37%

Age Distribution

0-15 19%16-64 75%65+ 6%

View Area Profile

Schools Nearby

St John's Roman Catholic Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Alfred Salter Primary School
0.2 mi
Good
Bacon's College
0.3 mi
Good
Redriff Primary, City of London Academy
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

3 Farrow Place
-
£625k
-
10 Farrow Place
-
£740k
-
24 Farrow Place
-
£620k
-
3 Farrow Place
-
£578k
-

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