28 Crystal Palace Road, London, SE22 9HB

UPRN:200003446734Mid Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: E (49)

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

28 Crystal Palace Road, London, SE22 9HB

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,430,000

£1.36M - £1.50MHigh

Estimate

£1.43M

Range

£1.36M – £1.50M

Rent Estimate (pcm)

£6,200

£6k - £7k

Monthly

£6,200

Yield

16.53%

Verdict

Derived from HomePortfolio scores

28 Crystal Palace Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 75/100 reflects strong 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 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

77/ 100

Strong

Investment Score

75/ 100

High

Crime Score

47/ 100

Elevated

Walkability

86/ 100

Excellent

Transit & Bike

Transit 68Bike 77

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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

Economics

What happens to your money

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£6,200/mo

Evidenced range £5,600-£6,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £2,774/mo
Cash on cash: 22.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 4.08 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,430,000

Rent Estimate (pcm)£6,200

Gross Yield16.53%

1y Growth-

3y Growth+2.5%

5y Growth-0.2%

10y Growth+1.6%

Last Sold Price£550,000 (2009-08-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4SE22 9HB

Approval Rate

-12mo

Development

low

26/AP/3287
Single storey side and rear extension
Pending
26/AP/3281
Installing a new set of doors and a new window.
Pending
26/AP/3257
Certificate of Laufulness (proposed) for modification of existing loft dormer roof to increase internal bedroom volume and the addition of roof lights to the front facade roof pitch and to the rear pitched roof.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-08-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density-

Owner Occupied46%

Age Distribution

0-15 14%16-64 76%65+ 10%

View Area Profile

Schools Nearby

Goose Green Primary and Nursery School
0.2 mi
Good
St John's and St Clement's Church of England Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St John's and St Clement's Primary School Co Hearing Impaired Unit
0.2 mi
-
The Charter School East Dulwich
0.3 mi
GoodImproving

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

44 Crystal Palace Road
-
£1.50M
-
30B Crystal Palace Road
-
£831k
-
30A Crystal Palace Road
-
£650k
-
26A Crystal Palace Road
-
£588k
-

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