Ground Floor Flat, 180 Dunstans Road, London, SE22 0ES

UPRN:200003479484Flat/Maisonette2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (62)

Data freshness:Ownership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Ground Floor Flat, 180 Dunstans Road, London, SE22 0ES

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

£559,000

£503k - £614kMedium

Estimate

£559k

Range

£503k – £614k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

7.50%

Verdict

Derived from HomePortfolio scores

Ground Floor Flat earns an INVESTIGATE rating with HP Score 85/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (81/100). 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 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

12/ 100

Low

Walkability

81/ 100

High

Transit & Bike

Transit 57Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 10 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: the estimate sits 28% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +28.4% (MEDIUM), sold-comps +31.2%, £/sqft +31.2%] → measured edge +0.50pp 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 9 Nov 2026
- valuation_snapshotsestimate for 200003479484· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.6%· as of 24 Oct 2026
Rental economics17.6/40
gross yield 7.5%; range width penalty ×0.88; the estimate this rent rides on sits 28% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2500/mo (range 2300-2700)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0.8/30
stressed cash flow +20/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 43 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 10 Nov 2026
Risk & liquidity12.9/15
275 sales/12mo in area; valuation range width 20%
- 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£2,500/mo

Evidenced range £2,300-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £381/mo
Cash on cash: 3.5%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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 200003479484Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2300-2700)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 2500/mo (range 2300-2700)
Rental economics needs verification before you rely on it
sale estimate 28% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£559,000

Rent Estimate (pcm)£2,500

Gross Yield7.50%

1y Growth+4.5%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3SE22 0ES

Approval Rate

100%12mo

Development

low

26/AP/3260
Tree ID 8517 A Silver Birch tree approximately 10m in height, situated in the rear garden on the near right-hand side by the pavement. The tree is sparse in leaf and dead wood prevalent.Remove to ground level - tree is in severe decline . Height 10.0m. Crown spread 5.0m The following three species are suggested for replanting: Prunus padus (Bird Cherry) Malus Royalty (Upright Crab Apple) Arbutus unedo (Strawberry tree)
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
DC/26/145933
Schedule 1 application for the construction of a single storey rear garden outbuilding at 90 Wood Vale, SE23.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density10,604 /km²

Owner Occupied60%

Age Distribution

0-15 21%16-64 69%65+ 10%

View Area Profile

Schools Nearby

St Anthony's Catholic Primary School
0.1 mi
Inspected as St Anthony's Catholic Primary School (URN 100852) on 25 Nov 2021
Goodrich Community Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Heber Primary School
0.3 mi
Good
Harris Primary Academy East Dulwich
0.5 mi
Outstanding

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

View All Schools

Comparables

View All

198 Dunstans Road
-
£770k
-
136 Dunstans Road
-
£715k
-
178 Dunstans Road
-
£565k
-
152 Dunstans Road
-
£525k
-

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