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

UPRN:100020651894Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (59)AI-Powered Intelligence

Data freshness:Price Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· 4mo agoConnectivity· 3mo agoAmenities· 3mo agoArea· Census 2021

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

HP Score

/ 100

High Potential

Verdict

yesterday

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£225,000

£202k - £247kMedium

Estimate

£225k

Range

£202k – £247k

Rent Estimate (pcm)

£1,100

£1k - £1kMedium

Monthly

£1,100

Yield

5.88%

AI Verdict

Derived from HomePortfolio scores

AI summary

Flat 2 earns a BUY rating with HP Score 83/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (83/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

83/ 100

High

Investment Score

64/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

83/ 100

High

Transit & Bike

High

Real Data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

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£1,100/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £7,300
Net cash flow: £694/mo
Cash on cash: 114.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 16.30 - 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£225,000

Rent Estimate (pcm)£1,100

Gross Yield5.88%

1y Growth-

3y Growth+1.4%

5y Growth+0.6%

10y Growth+2.5%

Last Sold Price£155,000 (2020-05-15)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SE25 6JQ

Approval Rate

-12mo

Development

low

26/02526/NMA
Non-material Amendment (external alterations to include new entrance canopy and a re-design of the entrance door) to 23/04479/FUL for the proposed erection of a three storey building to the rear of 57 Warminster Road, to contain 8 flats. Associated site alterations including changes to the entrance of the existing building.
Pending
26/02495/HSE
Erection of two storey side extension and erection of part single, part two storey rear extension (not built in accordance with PP 22/04577/HSE).
Pending
26/02468/LP
Demolition of existing conservatory and erection of a single storey rear extension. Construction of a dormer extension within the rear roof slope and installation of three rooflights within the front roof slope.
Approved

View Planning Timeline

Ownership

Corporate Ownership66.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-05-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£34,987

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

1 of 6 nearby schools with published figures were oversubscribed in 2025 - 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