This is the public example dossier. It shows what a report looks like, but is not a real customer report.
Analysis dossier
1-room flat with bedroom, balcony and Thames view, Greenwich Peninsula
Strasse im Inserat genannt, hier nicht uebernommen, Greenwich Peninsula, SE10 · London · Vereinigtes Königreich
375,000 GBP
333,000 GBP
299,700 GBP
What you have here
The complete inspection report on this property, from the listing and public registers.
- 10 chapters, each available on its own
- Confidence: lowLowered from medium to low. The independent second review does not consider the data base sufficient for the higher level. The lower level is shown here instead of the one the analysis itself assumed. The second review left one serious finding open (Beratung/Wertermittlung). While it is open, confidence cannot exceed medium.
- 9 warning signals, 3 of them serious, and 5 opportunities
- Reference number 4D62BFD5-0D22-4E3C-9C63-43E33CDEC09E ✓
What the full assessment additionally shows
- Lending value and income value, the way a bank calculates them.
- Stress tests for interest, rent and vacancy.
- Your own documents read and checked against the listing.
What you can do now
At a glance
Most important warning: EWS1 rating B2: external wall works required, financing at risk (of 9 in total, 3 of them high)
What is still open · uncertainties
Confidence: lowHonest rather than complete: Scan my Home works only with real information and documents. These points could not be reliably clarified from the listing and the papers; please ask on site or at the agent.
- ○No scaled floor plan available. The layout shown is estimated; ask the agent for the real plan.
- ○Floor area: not stated in the listing, estimated at 50 m² for the valuation
- ○Year of construction of the building: not stated, derived from the development phase and the lease start in 2017
- ○EPC: neither letter grade nor rating nor issue date given, estimated at band B to C
- ○Reserve fund balance and works approved by the building's management: no information
- ○Costs, timetable and cost allocation for the required external wall works: no information
- ○Full lease including the clause on increasing the ground rent: not provided
- ○Title register extract on ownership and charges: not obtained, since the address was deliberately not carried over
- ○Property-specific official flood classification: not obtained, only the borough-wide classification is evidenced
- ○Actual achieved sale prices for one-bedroom units in the immediate vicinity: only average values across all sizes are evidenced
- ○Orientation of the flat and size of the balcony: not stated
- ○Photos: not provided, so no photo check was possible
- ○Contact person and provider type: not clearly identifiable from the listing text as either a person or an estate agency
What to do now
Your roadmap
In this order. Whoever reverses it negotiates over a property they do not yet know.
- 1
Request these documents
The 13 points listed under open questions are your list for the provider. While they are open you do not know the property fully, and every figure here is provisional.
- 2
Inspect on site
3 findings in this analysis can only be settled on site. Until then every figure here rests on an assumption.
- ·EWS1 rating B2: external wall works required, financing at risk
- ·Service charge of 4.612,80 £ a year with no information on the reserve fund or approved works
- ·Floor area is missing entirely
- ·Full viewing checklist with 13 items: see the second-review section
- 3
Negotiate the price
Above the ceiling you are paying for the defect you have just found.
- ·Your ceiling: 299,700 GBP (conservative value, incl. safety margin)
- ·Fair market value: 333,000 GBP
- ·The asking price is 12.6 % above market value
- ·Vergleichbare Ein-Schlafzimmer-Einheiten derselben Anbieterin werden mit 400.000 £ und 390.000 £ angeboten, beide mit der unbedenklichen Fassadenbewertung B1 und mit 338,01 £ beziehungsweise 226,71 £ deutlich niedrigeren Nebenkosten.
- ·Die Bewertung B2 bedeutet, dass Arbeiten an der Außenwand erforderlich sind, und schließt so lange einen Teil der Kreditgeber aus, bis ein finanzierter Sanierungsplan mit festen Terminen vorliegt. Das verkleinert den Käuferkreis und muss sich im Preis abbilden.
- ·Die Nebenkosten von 4.612,80 £ im Jahr liegen um 556,68 £ über dem direkt vergleichbaren Objekt auf derselben Halbinsel und um 1.892,28 £ über dem zweiten Vergleichsobjekt; über zehn Jahre ist das ein fünfstelliger Unterschied.
- 4
Only then sign
Everything before this can still be changed. From the signature onwards the risk is yours.
- ·Quality review on this analysis: "bestätigt mit Hinweisen"
- ·Der faire Marktwert liegt bei 333.000 £, der geforderte Preis von 375.000 £ liegt über der Spanne von 315.000 bis 352.000 £. Die Kauf-Obergrenze ist nicht der Marktwert, sondern der konservative Wert von 299.700 £: Steigen Sie bei 290.000 £ ein und zahlen Sie höchstens 299.700 £, und auch das erst, wenn EWS1-Unterlagen, Sanierungsplan, Abrechnungen der Gemeinschaft und die schriftliche Flächenangabe vorliegen.
Ready-made enquiry text for the provider
Contains the open documents and the questions from this analysis. Deliberately without price and without valuation, that is your negotiating position.
Scores
Why each of the six grades turns out as it does
Red flags & opportunities
Red Flags (9)
EWS1 rating B2: external wall works required, financing at riskmarket assessment
B2 is the worst grade in the rating scheme and means that work is needed on the external wall. In this situation, lenders regularly require a costed and funded remediation plan with fixed dates before they will commit. The listing itself refers to a Letter of Assurance that the bank will want to see. How to check: before any reservation, request the complete EWS1 form, the Letter of Assurance, the current Fire Risk Appraisal of External Walls, the remediation resolution with a cost breakdown, funding source and timetable, and written confirmation of who bears the costs. In parallel, submit a mortgage agreement in principle to at least three lenders with exactly these documents. Whether and to what extent purchasers are covered here by cost-protection rules must be clarified with a solicitor in the country before purchase.
Service charge of 4.612,80 £ a year with no information on the reserve fund or approved worksmarket assessment
384,40 £ a month equates to around 92 £ per m² a year, assuming roughly 50 m². A directly comparable property from the same housing association on the peninsula is 338,01 £, and a further comparable property in Greenwich is 226,71 £. Over ten years, the difference to the cheaper comparable property alone adds up to a five-figure sum. In addition, there is no information at all on the reserve fund balance, past top-up demands, or approved works. How to check: request the last three years' service charge accounts, the current budget, the reserve fund balance, and the minutes of the last leaseholder or resident meeting, together with written confirmation of any planned one-off charges. The standing of the building's finances and the question of outstanding contributions from the previous owner should be established here before purchase; the legal position on this should be checked in the country.
Floor area is missing entirelymarket assessment
Under size, the listing only refers buyers to the agent. Without a floor area, the price per square metre cannot be calculated, and that is exactly what decides whether 375.000 £ is reasonable. Between 45 and 58 m², at the same price, there is a difference of more than 2.000 £ per m². How to check: ask the agent in writing for the usable floor area, additionally pull the floor area recorded in the EPC register, and measure the property yourself at the viewing. Do not make an offer without a reliable floor area.
Leasehold with 115 years remaining and an ongoing ground rentmarket assessment
115 years remaining is unproblematic and well above the threshold at which lenders become uneasy. What is a burden is the 100 £ ground rent a year, because a comparable property in the area has a 250-year term and modern leases often manage without any significant ground rent. How to check: read the full lease, in particular the clause on increasing the ground rent, the service charge apportionment, and any consent requirements on resale or letting. A current title register, which should be obtained before purchase, shows what obligations follow from the register.
No specific EPC rating givenmarket assessment
The listing claims a good energy rating but states neither a letter grade nor a figure. With communal heating, it is also the heat network's tariff that decides the actual costs, not the efficiency of the flat alone. How to check: request the EPC with its issue date and rating, additionally search the public register by address, and inspect the heating bills for the last two years. What energy-related obligations apply here for owners and landlords should be checked in the country before completion.
Parallel offer as a shared-ownership share and a hidden route of contactmarket assessment
The same flat is simultaneously offered as a 25 per cent share for 93.750 £. That grosses the full price up to 375.000 £, but it is not market evidence, because shared ownership and outright ownership have different groups of buyers and price levels. At the same time, a property that is permanently also marketed as a share narrows the circle of future resale buyers. The fact that the seller's contact details are only released after registration delays the document review. How to check: clarify in writing whether, on an outright purchase, the housing association's pre-emption, consent or resale clauses apply.
Tidal flood location behind flood defencesmarket assessment
The Thames-front position on the peninsula lies in a tidally influenced area that is protected by the barrier and the river walls; the residual risk of the defences failing remains and is asked about by insurers and lenders. The flat on the first floor is in this respect considerably better placed than a ground-floor unit. How to check: pull up the official flood map for the address, and check the building's insurance policy for flood cover and the excess. The official maps shown in the dossier can be called up directly at the property via the layers icon at the top right of the location map.
Falling market on the peninsulamarket assessment
For the Greenwich Peninsula area, a price analysis based on official price paid data shows a change of around minus 5,5 per cent over the last twelve months, and around minus 6,3 per cent for flats. Anyone buying at the top of the range today bears the risk of not being able to sell at break-even in two to three years, especially once purchase costs and selling costs are added. How to check: before making an offer, pull the actual achieved sale prices for one-bedroom units in the same postcode area from the official price paid database and base your own offer on them.
No information on purchase costsmarket assessment
The listing is silent on Stamp Duty Land Tax. At a purchase price of this size, that is a noticeable sum which arises in addition to solicitor's, surveyor's and Land Registry fees and changes the equity planning. How to check: have the tax liability calculated using the official calculator for the planned purchase price and your own status, and build it into the budget before making an offer.
Opportunities (5)
Negotiating leverage from the fire safety ratingmarket assessment
A B2 rating significantly reduces the pool of buyers who can obtain financing. Anyone who can proceed in cash or with financing already secured has an unusually strong position in this situation and can push through a marked reduction on the asking price.
Value recovery once the external wall works are completedmarket assessment
If the facade is remediated and moved to an unproblematic rating, the financing stigma disappears. Comparable units with an unproblematic rating are on offer in the area at 390.000 to 400.000 £. Provided the costs do not fall on the purchaser, this represents a recovery potential of roughly 8 to 12 per cent.
Transport location on the Jubilee Linemarket assessment
Under 10 minutes' walk to a station with a direct connection to Canary Wharf and the West End corridor secures sustainable tenant demand. This supports both lettability and resale.
First floor with lift and balconymarket assessment
The combination of a low floor, a lift and a private balcony is sought after in the existing stock and reduces the residual risk of the tidal location compared with ground-floor units.
Rental yield above the London averagemarket assessment
At a sustainably achievable rent of 1.700 £ a month (excluding service charge), the gross yield on the asking price is 5,4 per cent. After deducting the service charge, less remains, but the starting figure is nonetheless above average for London.
Background and check points
What might be behind the sale and what a buyer, agent or developer should check before deciding. Research-based; assumptions are marked as such.
What might be behind it: 4 possible Reasons for sale, 8 anomalies and 10 points to check
Die Einheit stammt aus der Entwicklungsphase der Greenwich-Halbinsel, der Pachtvertrag läuft seit Juni 2017. Sie wird von einer Wohnungsbaugesellschaft als Wiederverkauf vermarktet, wahlweise zum vollen Preis oder als 25-Prozent-Anteil. Das Umfeld ist ein weiter wachsendes Neubauquartier mit hoher Angebotsdichte und zuletzt rückläufigen Kaufpreisen. Prägend für das Objekt sind drei Punkte, die alle aus dem Inserat selbst hervorgehen: die Brandschutzbewertung B2, die hohe monatliche Kostenbelastung und die fehlende Flächenangabe.
Possible reasons for sale
Verkauf aus dem Bestand der anbietenden Wohnungsbaugesellschaftmarket assessment
Das Objekt wird als Wiederverkauf einer bereits bewohnten Einheit angeboten, parallel als Anteilserwerb. Ein solcher Vertriebsweg ist bei geförderten Wohnungsbeständen üblich und lässt für sich genommen keinen Rückschluss auf einen Mangel zu.
Ausstieg des bisherigen Bewohners wegen der Kostenbelastungmarket assessment
Nebenkosten von 4.612,80 £ im Jahr zuzüglich Bodenpacht sind für eine Ein-Schlafzimmer-Wohnung hoch. Steigende Bewirtschaftungskosten sind ein häufiger und nachvollziehbarer Verkaufsanlass, hier eine Vermutung ohne Beleg.
Fassaden- und Brandschutzthemamarket assessment
Eine Bewertung B2 erschwert Finanzierung und Wiederverkauf. Verkäufer in solchen Gebäuden trennen sich häufig, bevor Sonderumlagen oder längere Bauphasen anstehen. Vermutung, die durch die Unterlagen der Verwaltung zu überprüfen ist.
Marktumfeld mit fallenden Preisenmarket assessment
Bei einer Jahresveränderung von rund minus 6,3 Prozent bei Wohnungen im Ortsteil verkaufen Eigentümer eher früher als später. Auch das ist eine Ableitung aus der Marktlage, keine Aussage über die Person des Verkäufers.
Anomalies
- ! Keine Flächenangabe, bei der Größe steht nur ein Verweis auf den Anbieter
- ! Kein konkreter Energiekennwert trotz Behauptung eines guten Werts
- ! Kein Baujahr genannt
- ! Keine Angabe zu Rücklage, Nachforderungen oder beschlossenen Arbeiten trotz laufender Fassadenthematik
- ! Das Inserat warnt selbst vor möglichen Anforderungen der Kreditgeber, was auf eine bekannte Finanzierungshürde hindeutet
- ! Kontaktdaten des Verkäufers erst nach Registrierung, dadurch verzögerte Unterlagenprüfung
- ! Parallelvermarktung derselben Einheit als Anteil, was den Preisvergleich erschwert
- ! Nebenkosten deutlich über zwei direkt vergleichbaren Einheiten derselben Anbieterin
Check before buying
Vollständige Unterlagen zur Fassade und zum Brandschutz einholen
Die Bewertung B2 entscheidet über Finanzierbarkeit, Sonderumlagen und Wiederverkäuflichkeit. Ohne belegten und finanzierten Sanierungsplan ist das Objekt für viele Käufer nicht finanzierbar.
Nutzfläche schriftlich bestätigen lassen und selbst nachmessen
Ohne Fläche ist kein Quadratmeterpreis und damit kein belastbarer Preisvergleich möglich.
Drei Jahresabrechnungen, Budget und Rücklagenstand der Gemeinschaft anfordern
384,40 £ im Monat liegen über dem Niveau vergleichbarer Einheiten; nur die Abrechnungen zeigen, ob weitere Steigerungen oder Sonderumlagen anstehen.
Aktuellen Registerauszug zur Wohnungseinheit bestellen
Der Auszug zeigt vor dem Kauf, welche Lasten und Rechte eingetragen sind; die rechtliche Bindungswirkung ist im Land zu prüfen.
Pachtvertrag vollständig lesen, insbesondere Erhöhungs- und Zustimmungsklauseln
Bodenpacht, Kostenverteilung und Weiterverkaufsklauseln bestimmen die laufende Belastung und die spätere Verwertbarkeit.
Energieausweis mit Kennwert und Datum beschaffen
Nur der Ausweis belegt die behauptete Energiequalität und liefert zugleich eine unabhängige Flächenangabe.
Amtliche Hochwasserkarte und die Versicherungspolice der Gemeinschaft prüfen
Die tidale Uferlage liegt hinter Schutzanlagen; Deckung und Selbstbehalt entscheiden über das tatsächliche Risiko.
Tatsächlich erzielte Kaufpreise vergleichbarer Einheiten aus der amtlichen Datenbank ziehen
Angebotspreise überzeichnen in einem fallenden Markt; erzielte Preise sind das belastbarere Verhandlungsfundament.
Finanzierungsvoranfrage mit den Gebäudeunterlagen bei mehreren Kreditgebern stellen
Eine Absage nach gezahlter Reservierungsgebühr kostet Geld und Zeit; die Zusage sollte vor jeder Zahlung stehen.
Erwerbsnebenkosten inklusive Grunderwerbsteuer vollständig kalkulieren
Die Nebenkosten verändern die Eigenkapitalrechnung spürbar und werden im Inserat nicht erwähnt.
Scan my Home dossier · AI-assisted indication, not a sworn market-value appraisal · valuation conservative incl. 10 % safety discount · Interest/market data as of 2026-07 · Version 663
Get today's value reassessed
The property details, floor plan and location stay as they are. We only research the market assessment again, with current comparables, and create a separate, linked report with today's figures. Costs €3.00 including VAT.