Flat 2, 7 Newhaven Road, London, SE25 6JQ

UPRN:100020651894Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band BEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 5mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

Flat 2, 7 Newhaven Road, London, SE25 6JQ

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£166,000

£157k - £174kHigh

Estimate

£166k

Range

£157k – £174k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 39Bike 54

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
listing is a other but the valuation basis is the whole flat 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£20,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £6,300
Net cash flow: £486/mo
Cash on cash: 92.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 11.85 - 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£166,000

Rent Estimate (pcm)£800

Gross Yield-

1y Growth-

3y Growth+3.2%

5y Growth+1.1%

10y Growth+2.5%

Last Sold Price£155,000 (2020-05-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE25 6JQ

Approval Rate

-12mo

Development

low

26/02810/DISC
Details pursuant to the discharge of conditions 8 (Travel Plan), 9 (Management Plan), 11 (Delivery and Servicing Management Plan) of LPA ref: 19/04351/CONR (Variation to Condition 26 - List of Approved Drawings - of planning permission 16/06483/FUL for Demolition of existing buildings, erection of a six storey building (including lower ground floor) fronting Bensham Lane comprising up to 34 flats, erection of three storey terrace building (including lower ground floor) comprising up to 6 flats and up to 7 townhouses, formation of vehicular accesses and provision of associated off-street parking, provision of associated refuse and cycle storage) Making alterations to parking layout
Pending
26/02742/PDO
Removal of 3 x antennas, 2 x Dummy antennas, 9 x RRUs, 1 x Redundant RRU, installation of 6 x antennas 1 x 0.3m dish and internal upgrade of equipment cabinet.
Pending
26/02691/FUL
Erection of first floor rear extension to provide additional floorspace to flats 4 and 6, and raising the ridge of the side projection to provide additional floorspace at second floor level to flat 7.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.5%
Overseas OwnershipNo
Lease Term Remaining109 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-05-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density11,391 /km²

Owner Occupied39%

Age Distribution

0-15 21%16-64 71%65+ 8%

View Area Profile

Schools Nearby

Whitehorse Manor Infant School
0.1 mi
Good
Whitehorse Manor Junior School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Aya College (Educational Provision)
0.2 mi
Requires improvement
Thornton Heath Nursery School
0.2 mi
Good

0 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Newhaven Road
-
£115k
-
13 Newhaven Road
-
£490k
-
8 Newhaven Road
-
£265k
-
10 Newhaven Road
-
£275k
-

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