Flat 3, 21 Waterloo Road, Waterloo, L22 1RE

UPRN:41225539Converted Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 5mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

Flat 3, 21 Waterloo Road, Waterloo, L22 1RE

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£174,000

£165k - £183kHigh

Estimate

£174k

Range

£165k – £183k

Rent Estimate (pcm)

£450

£400 - £500

Monthly

£450

Yield

3.27%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 70/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (71/100). 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

70/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

41/ 100

Elevated

Walkability

71/ 100

High

Transit & Bike

Transit 15Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +5.2% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 41225539· as of 12 Oct 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.76
- valuation_snapshotsrent estimate 450/mo (range 400-500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -495/mo, -110% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 104 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 3 Nov 2026
Risk & liquidity14.6/15
148 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

£124,000£189,500

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£165,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£500

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: -£245/mo
Cash on cash: -5.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - below 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 41225539Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 450/mo (range 400-500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 450/mo (range 400-500)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£174,000

Rent Estimate (pcm)£450

Gross Yield3.27%

1y Growth-

3y Growth+5.4%

5y Growth+5.4%

10y Growth+4.3%

Last Sold Price£59,000 (2016-10-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1L22 1RE

Approval Rate

100%12mo

Development

low

DC/2026/01779
Certificate of Lawfulness for the proposed change of use from C3 dwellinghouse to residential home for childcare (C2).
Pending
DC/2026/01764
Discharge of conditions 3 (CEMP), 4 (Wheel washing facility), 6 (Construction of external materiels), 7 (Cycle storage) and 8 (Bird Boxes) attached to application DC/2024/00327 approved on 25/07/2025.
Pending
DC/2026/01633
Tree preservation order for the crown reduction by 25% and thining to cut bank branches growing into T111 for 1.No Sycamore tree (T110), crown reduction by 25% and thinning and cutting back from T110 and T113 for 1.No Chestnut tree (T111) and crown reduction by 25%, thinning and cut back branches growing into T111 (T113) All crown reduction to be no more than 1.5 metres (TPO48).
Pending

View Planning Timeline

Ownership

Corporate Ownership67%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-10-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,335

Population Density1,325 /km²

Owner Occupied33%

Age Distribution

0-15 12%16-64 66%65+ 22%

View Area Profile

Schools Nearby

Waterloo Primary School
0.6 mi
Inspected as Waterloo Primary School (URN 104870) on 23 Feb 2022
St John's Church of England Primary School
0.6 mi
Good
St Edmund's and St Thomas' Catholic Primary School
0.6 mi
Inspected as St Edmund's and St Thomas' Catholic Primary School (URN 104928) on 13 Jul 2023
Rimrose Hope CofE Primary School
0.7 mi
OutstandingImproving

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

View All Schools

Comparables

View All

21 Waterloo Road
-
£120k
-
21 Waterloo Road
-
£109k
-
15 Waterloo Road
-
£430k
-
5 Waterloo Road
-
£145k
-

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