Basement and Ground Floor Flat, 5 Lordship Lane, London, SE22 8EW

UPRN:200003470158-Beds -Built -

Tenure: -Council Tax: Band BEPC: -

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

Basement and Ground Floor Flat, 5 Lordship Lane, London, SE22 8EW

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£473,000

£379k - £568kLow

Estimate

£473k

Range

£379k – £568k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Basement and Ground Floor Flat earns an INVESTIGATE rating with HP Score 76/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (85/100). 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 SourcesPortal listingsMarket 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

75/ 100

High

Crime Score

47/ 100

Elevated

Walkability

85/ 100

Excellent

Transit & Bike

Transit 66Bike 77

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
275 sales/12mo in area; valuation range width 40%
- 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

portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£473,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+2.5%

5y Growth-0.2%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1SE22 8EW

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 Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

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

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

View All Schools

Comparables

View All

3 Lordship Lane
-
£3.70M
-
19 Lordship Lane
-
£35k
-
17A Lordship Lane
-
£470k
-
43 Lordship Lane
-
£1.00M
-

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