78 Woodwarde Road, London, SE22 8UL

UPRN:200003442337Semi-Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (59)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

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

£2,036,000

£1.93M - £2.14MHigh

Estimate

£2.04M

Range

£1.93M – £2.14M

Rent Estimate (pcm)

£9,950

£9k - £11k

Monthly

£9,950

Yield

5.97%

Verdict

Derived from HomePortfolio scores

78 Woodwarde Road earns an INVESTIGATE rating with HP Score 85/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

85/ 100

Strong

Investment Score

78/ 100

High

Crime Score

16/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 41Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 +1.8% (HIGH), sold-comps -0.4%, £/sqft -0.3%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 200003442337· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.5%· as of 3 Nov 2026
Rental economics6.9/40
gross yield 6.0%; range width penalty ×0.89
- valuation_snapshotsrent estimate 9950/mo (range 9200-10750)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,254/mo, -13% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 213 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 12 Nov 2026
Risk & liquidity14.6/15
275 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£9,950/mo

Evidenced range £9,200-£10,750

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: £138/mo
Cash on cash: 0.2%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.47 - 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 200003442337Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.5%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 9950/mo (range 9200-10750)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 9950/mo (range 9200-10750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 213 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. 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£2,036,000

Rent Estimate (pcm)£9,950

Gross Yield5.97%

1y Growth-

3y Growth+2.5%

5y Growth-0.2%

10y Growth+1.6%

Last Sold Price£720,000 (2006-08-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3SE22 8UL

Approval Rate

100%12mo

Development

low

26/AP/3329
Works to tree with a TCA: T1 - Beech: clear garage by 1m T2 - Cypress: Fair T3 - Lime: Reduce back to previous pollard Points as pollarding is now lapsed T4 - Elm: Reduce by 1m to relieve pressure on pollard attachment T5 - Lime: Pollard to previous pollard points to reduce pressure on decay point T6 - Cypress: Fair T7 - Lime: Fair T8 - Cypress: One sided, shaded out by adjacent trees T9 - Lime: Lateral branches have been reduced, 3m regrowth T10 - Lime: Re-pollard @ 4m due to decay, and reduce adjacent tree T2 by 2m to compensate for loss of companion shelter
Pending
26/AP/3307
T3 Oak of the submitted MWA Arboricultural Report Works: Remove (fell) to near ground level. Owner to physically remove any regrowth (no chemical treatment due to translocation risk). Reason: Clay shrinkage subsidence damage at neighbouring property 155 Court Lane, SE21 7EE. NOT: Application is also being made to Dulwich Estates.
Pending
26/AP/3281
Installing a new set of doors and a new window.
Pending

View Planning Timeline