256C Portland Road, South Norwood, London, SE25 4SL

UPRN:10093757719Flat/Maisonette1 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band BEPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 4mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

Valuation estimateUpdated today

£269,000

Estimated value

Range: £255k - £282k|Last sold: -- (-)

Estimate of £269k for this flat/maisonette. 331 sales in SE25 in the last 12 months; median £385k.

Estimate confidence

High confidence

Value History

Monthly AVM sale-value estimate

Current estimate

£269k

£255k - £282k - High confidence

Annualised (CAGR)

-6.53%

Over the full window

Peak estimate

£335k

Jul 2023

From peak

-19.70%

Drawdown from peak

AVM estimate (model)Repeat-sales index - SE25 district (quarterly)index YoY -3.52%

Growth by window

+2.67%

+5.91%

12m

-4.95%

24m

-14.60%

60m

Rental Market

Monthly

Estimated rent (pcm)

£1,300

/ month

Gross yield

4.46%

Rent ÷ asking price

Net yield

2.24%

Assumes ~31% running costs (not this property's)

Vacancy trend

12-month change

Market Metrics

6 live signals

Median Area Price

£385k

SE25 sales, last 12 months

12m Price Growth

-30.0%

SE25 median, Land Registry

Days on Market

93d

SE25 average

Sales & Yield

3 metrics

Transactions / 12m

331

SE25 sales

Area Gross Yield

5.92%

SE25 medians

Last Sold

Investment Analysis

Buy-to-let cashflow + capital returns

25% deposit · IO

Purchase

Asking Price£350,000
SDLT standard£7,500
SDLT BTL surcharge (5%)£17,500
Legal, survey + broker (assumed)£2,100
RefurbishmentNot costed
Total Cost (excl. refurb)£377,100

Funding

Deposit (25%)£87,500
Mortgage (75% LTV)£262,500
Interest Rate (assumed)5.25%
Mortgage TypeInterest Only
Cash Required£114,600

Monthly Returns

Monthly Rent (estimate)£1,300
Mortgage Payment (IO)-£1,148
Management (10%)-£130
Insurance (assumed)-£40
Maintenance (assumed)-£60
Monthly Cashflow, before lease costs (not stated)-£78

Capital Returns

5yr Property Value£369,130
5yr Capital Gain (1.07% pa, historical)+£19,130
5yr Cumulative Rent (net, before lease costs)+£67,059
Less mortgage interest-£68,880
5yr Total Return (before lease costs)+£17,309

Modelled on the live asking price. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed. Service charge and ground rent are not stated, so cashflow and returns are before lease costs.

5-Year Projection

BTL · Interest Only

Year	Property Value	Equity	Cashflow (cumulative)	Total Return	ROI
Year 1	£353,745	£91,245	-£936	+£2,809	2.5%
Year 2	£357,530	£95,030	-£1,596	+£5,934	5.2%
Year 3	£361,356	£98,856	-£1,962	+£9,394	8.2%
Year 4	£365,222	£102,722	-£2,039	+£13,183	11.5%
Year 5	£369,130	£106,630	-£1,821	+£17,309	15.1%

Modelled on the live asking price. Capital growth 1.07% a year is the SE25 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. Service charge and ground rent are not stated, so cashflow and returns are before lease costs. ROI is on cash required (£114,600).

Price Forecast

No forecast available.

Demand & Supply

Median earnings (local authority)

Signal

1,683

Population

Signal

10.2%

Households Deprived

Upside Opportunities

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