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
What the property is really worth
Market value
333,000 GBP
fair market value, like an appraisal
Conservative value (−10%)
299,700 GBP
your negotiation ceiling, count on this
Why exactly this value and no other
Why not higher
A higher value is ruled out by the B2 fire safety rating, which requires external wall works and makes financing dependent on a documented remediation plan. The two closest comparable offers at 400.000 £ and 390.000 £ both have the more favourable B1 rating, and the Greenwich property additionally has a 250-year term and, at 226,71 £ a month, only around half the service charge here. Added to this is a declining market, at around minus 6,3 per cent for flats in the area. A price above 352.000 £ is therefore not supported by any current comparable offer.
Why not lower
A value below 315.000 £ cannot be justified, because the fabric and the location are sound: first occupied from 2017, lift, concierge, balcony, floor-to-ceiling windows, and under 10 minutes' walk to a Jubilee Line station with a direct link to Canary Wharf. 115 years remaining is unproblematic, and the ground rent of 100 £ a year is low. Even in the weak market environment, comparable one-bedroom units in the area are on offer at between 390.000 and 400.000 £, and the official price paid statistics show an average of 436.227 £ for flats in the postcode area. The discount for the facade issue is already set at a market-appropriate 8 per cent and does not justify any further discount.
Value derivation at a glance
The golden band is the market value range, the tick marks this property's market value. Both share the scale of the bars above.
From the asking price, via the customary negotiation discount and the property-specific add-ons and deductions to the market value, then the fixed safety discount to the conservative value.
How this value is arrived at, step by step
This base value sits 5 percent below the lowest of the 3 comparables (band 7,768 GBP to 8,000 GBP per sqm). That is deliberately the cautious line. The reasoning behind it is set out in the valuation rationale.
Property-specific adjustments to the market base value:
The asking price is 12.6 % above the estimated value.
Market value range: 299,700 GBP – 355,000 GBP. Bidding more than the negotiation ceiling means buying without a safety buffer.
ReasoningThe floor area is not stated in the listing. For the calculation, 50 m² is assumed, which corresponds to the usual size of a one-bedroom unit from this development phase; the figure is estimated and noted under the missing data. The market base value of 7.400 £ per m² describes a modern one-bedroom flat near the station in a normal reference condition, that is, with an unproblematic fire safety rating and market-typical service charges. It is based on two currently offered units from the same housing association at 400.000 £ and 390.000 £, as well as on the official price paid statistics, which show an average of 436.227 £ across all sizes for flats in the postcode area and, for the peninsula area, a recent fall of around 6,3 per cent for flats. Since the references are asking prices, a market-typical discount of 5 per cent to the actual purchase price is factored in, which is already reflected in the base value and does not appear as a separate adjustment. Property-specific adjustments add up to minus 10 per cent, driven above all by the B2 fire safety rating and the service charge of 4.612,80 £ a year, offset by the Thames-front location, the balcony, the lift and the concierge. This results in a market value of 333.000 £, which is 6.660 £ per m². The asking price of 375.000 £ corresponds to 7.500 £ per m² and lies above the range of 315.000 to 352.000 £. The conservative value of 299.700 £ applies as the safety line and the ceiling for any offer.
konservativ
299,700 GBP
Zusätzliche Marktkorrektur von 10 Prozent auf den Marktwert. Annahme: Der Preisrückgang auf der Halbinsel setzt sich fort, die Fassadenarbeiten verzögern sich, ein Teil der Kreditgeber bleibt außen vor. Dieser Wert ist zugleich die empfohlene Kaufobergrenze.
basis
333,000 GBP
Fläche rund 50 m², Fassadenarbeiten beschlossen und finanziert ohne Kostentragung durch den Erwerber, Nebenkosten bleiben auf dem heutigen Niveau, Markt seitwärts.
optimistisch
355,000 GBP
Fläche liegt am oberen Rand bei rund 55 m², die Fassade wird abgenommen und auf eine unbedenkliche Bewertung umgestellt, die Nebenkosten sinken nach Abschluss der Arbeiten, der Markt stabilisiert sich. Kein Aufschlag für spekulative Aufwertung der Umgebung.
Cost calculator
Set purchase price, incidental costs and renovation and see straight away what you really pay. The recommended upper limit is the conservative value.
Comparables
Price per sqm compared
By the price per sqm, this property ranks 1 of 4 (rank 1 = lowest price per sqm).
The 3 comparables individually, with price, area and source
One-bedroom flat, first floor, Greenwich Peninsula, Chandlers Avenue SE10 0SN, terrace onto the communal garden, underfloor heating, 125-year lease from December 2015, B1 fire safety rating, service charge 338,01 £ a monthQ1Similarity 82not verifiable 20/08/2026
Almost identical constellation: same peninsula, same floor, same room layout, same sales model with parallel shared-ownership marketing, similar lease. Differences: better B1 fire safety rating, lower service charge, terrace onto the courtyard instead of a Thames view, lower council tax band. The asking price, which is 25.000 £ higher, is explained above all by the unproblematic facade rating.
Zum Inserat → Aktuelles Portalinserat derselben anbietenden Wohnungsbaugesellschaft, Fläche im Inserat nicht genannt und mit 50 m² geschätztThe source answered with error 403 during the check, so this entry cannot be confirmed automatically. This report claims nothing here and shows the archived copy.
400,000 GBP
50 m² · 8,000 GBP/m²
One-bedroom flat with private balcony, Hawthorne Crescent SE10 9GQ, Greenwich Square, 250-year lease from November 2020 with 244 years remaining, B1 fire safety rating, service charge 226,71 £ a month, council tax band CQ2Similarity 64not verifiable 20/08/2026
Same type, same sales model, same council tax band, also with a balcony. Differences: location in established Greenwich with its own local shopping instead of a Thames front, a considerably longer lease term, less than two-thirds of the service charge, and an unproblematic facade rating. Shows what the market pays for an unencumbered unit of this size.
Zum Inserat → Aktuelles Portalinserat derselben anbietenden Wohnungsbaugesellschaft, Fläche im Inserat nicht genannt und mit 50 m² geschätztThe source answered with error 403 during the check, so this entry cannot be confirmed automatically. This report claims nothing here and shows the archived copy.
390,000 GBP
50 m² · 7,800 GBP/m²
One-bedroom new-build flat on a high floor, North Greenwich, around 70,8 m² of internal floor area with balcony, concierge, residents' lounge, completion winter 2025/2026Q3Similarity 42not verifiable 20/08/2026
Same sub-market and same transport links, but a new-build in first occupation, considerably larger, on a high floor and with a higher specification. Serves as the upper limit of the local price-per-square-metre level and shows that even new-build stock is offered below 7.800 £ per m², while 7.500 £ per m² is being asked for the subject property despite the facade defect.
Auf dem Portal ansehen → Gefilterte Ergebnisliste des Portals für Ein-Schlafzimmer-Wohnungen in North Greenwich, Objektangaben aus dem ListeneintragThe source answered with error 403 during the check, so this entry cannot be confirmed automatically. This report claims nothing here and shows the archived copy.
550,000 GBP
71 m² · 7,768 GBP/m²
Market level
These figures describe the market as a whole, not a single property. They place this property in context and do not enter the valuation as a comparable.
Average sale price for flats in the SE10 postcode area over the last twelve months, based on official price paid data
Market statistics across all flat sizes in the postcode area, not a single property. Serves only to give context on the price level, not as a direct comparison, since two- and three-bedroom units pull the average upward.
Source: Preisauswertung auf Basis der amtlichen Kaufpreisdatenbank, ohne Flächenangabe, deshalb kein Quadratmeterwert ableitbar · Q4
Average price and year-on-year change for the Greenwich Peninsula area: 507.228 £ on average, minus 5,47 per cent year on year, minus 6,27 per cent for flats, flats' share of all sales 91,9 per cent
Market statistics for the local area, not a single property. Evidences the direction of the market and justifies the cautious approach taken to the base value.
Source: Preisauswertung auf Basis amtlicher Kaufpreisdaten für den Ortsteil, ohne Flächenangabe · Q5
Source register: 40 checked sources
Every source consulted carries its own number. The comparables above link here via their Q number so you can verify every figure yourself.
- Q1Ein-Schlafzimmer-Wohnung, erstes Obergeschoss, Greenwich Peninsula, Chandlers Avenue SE10 0SN, Terrasse zum Gemeinschaftsgarten, Fußbodenheizung, 125-jähriger Pachtvertrag ab Dezember 2015, Brandschutzbewertung B1, Nebenkosten 338,01 £ im Monatcomparable
- Q2Ein-Schlafzimmer-Wohnung mit privatem Balkon, Hawthorne Crescent SE10 9GQ, Greenwich Square, 250-jähriger Pachtvertrag ab November 2020 mit 244 Jahren Restlaufzeit, Brandschutzbewertung B1, Nebenkosten 226,71 £ im Monat, Steuerklasse Ccomparable
- Q3Ein-Schlafzimmer-Neubauwohnung in hoher Etage, North Greenwich, rund 70,8 m² Innenfläche mit Balkon, Concierge, Bewohnerlounge, Fertigstellung Winter 2025/2026comparable
- Q4Durchschnittlicher Verkaufspreis für Wohnungen im Postleitzahlbereich SE10 über die letzten zwölf Monate, auf Basis amtlicher Kaufpreisdatencomparable
- Q5Durchschnittspreis und Jahresveränderung für den Bereich Greenwich Peninsula: 507.228 £ im Mittel, minus 5,47 Prozent im Jahresvergleich, bei Wohnungen minus 6,27 Prozent, Wohnungsanteil an allen Verkäufen 91,9 Prozentcomparable
- Q61 Bedroom flats for sale in Greenwich, SE10, Greater Londonmarket data
- Q7Properties for sale in SE10, Greenwich, Maze Hill, Greenwich Peninsula - Houses for sale & to rentmarket data
- Q8Sold Property Transactions & Charts In Peninsula (Greenwich)| PMImarket data
- Q9House Prices in Greenwich Peninsulamarket data
- Q10Properties For Sale in SE10 | Rightmovemarket data
- Q11Greenwich Peninsula Letting Agent, SE10 — New-Buildmarket data
- Q12Housing prices in Greenwichmarket data
- Q13Sold Prices | Greenwich Peninsula SE10 | Londonmarket data
- Q141 bedroom flat for sale in Peninsula Gardens, Greenwich Peninsula, London, SE10market data
- Q151 Bedroom Flats For Sale in Greenwich (London Borough)market data
- Q16Find New Homes & Developments For Sale in SE10 | Rightmovemarket data
- Q17Flats and apartments for sale in SE10 - Zooplamarket data
- Q18Property for sale in SE10 | PrimeLocationmarket data
- Q19Houses for sale in SE10 0YN, HARRISON WALK, Peninsula Londonmarket data
- Q20Sold house prices in Greenwich, London SE10 - Zooplamarket data
- Q21House Prices in SE10 0GPmarket data
- Q22Sold House Prices in North Greenwich, SE10, Sold Flat & Property Prices North Greenwich | Foxtonsmarket data
- Q23EWS1 B2 Rating and Mortgages: What It Means & How It Affects Youmarket data
- Q24How to Get an EWS1 Form: Assessment Cost, Ratings, and Process - LegalClaritymarket data
- Q25What’s an EWS1 form? - My A2Dominionmarket data
- Q26EWS1 form mortgage impact explained for flat buyersmarket data
- Q27EWS1 B2 Rating Explained - Anstey Hornemarket data
- Q28What is the significance of the EWS1 form to flat owners?market data
- Q29EWS1 Ratings Explained - Innovusmarket data
- Q30Half of high-rise mortgage valuations still require an EWS1 despite industry pledge - End Our Cladding Scandalmarket data
- Q31EWS1 Forms Explained: Do You Still Need One in 2026?market data
- Q32Flats and apartments for sale in Peninsula Square, ...market data
- Q33Properties For Sale in Greenwich Peninsula | Rightmovemarket data
- Q34Average Rent in Greenwich Village, New York, NY | Greenwich Village, New York, NY Rent Costs | RentHopmarket data
- Q35Peninsula Riverfront, Greenwich, SE10 0BE - New build homes for sale | JLL Residentialmarket data
- Q36Greenwich Housing Market: House Prices & Trends | Redfinmarket data
- Q37Central Greenwich, Greenwich Housing Market: House Prices & Trends | Redfinmarket data
- Q38Flats To Rent In Greenwich Peninsula | OnTheMarketmarket data
- Q39Greenwich Village, Manhattan Housing Market: House Prices & Trends | Redfinmarket data
- Q40Properties For Sale in SE10 0NW | Rightmovemarket data
Nicht ohne Fassadenunterlagen und ohne Flächenangabe bieten, Obergrenze 299.700 £
RecommendationDer 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.
Reihenfolge einhalten: erst Unterlagen, dann Gebot
Fordern Sie vor jedem Angebot das vollständige EWS1-Formular, das Letter of Assurance, den Sanierungsbeschluss mit Kostenaufstellung und Terminplan, die letzten drei Jahresabrechnungen, den Rücklagenstand, den Pachtvertrag und die Nutzfläche schriftlich an. Ohne diese Unterlagen ist jedes Gebot ein Blindkauf.
Startgebot 290.000 £, Obergrenze 299.700 £
290.000 £ entsprechen rund 5.800 £ je m² bei angenommenen 50 m² und lassen Raum für eine Annäherung. Die Obergrenze von 299.700 £ ist der konservative Wert, also der Marktwert von 333.000 £ abzüglich zehn Prozent Sicherheitsabschlag; der Marktwert von 333.000 £ ist ausdrücklich keine Zahlungsgrenze. Darüber hinaus zu gehen ist bei einer B2-Bewertung nicht zu rechtfertigen.
Finanzierung vor der Reservierung absichern
Legen Sie mindestens drei Kreditgebern die Gebäudeunterlagen vor und lassen Sie sich die Bereitschaft schriftlich bestätigen, bevor Sie eine Reservierungsgebühr zahlen. Das Inserat weist selbst darauf hin, dass Banken das Schreiben zur Fassade sehen wollen.
Kostentragung für die Fassade vertraglich und gesetzlich klären
Lassen Sie sich schriftlich bestätigen, wer die Kosten der erforderlichen Arbeiten trägt und ob Sonderumlagen an die Wohnungseigentümer weitergegeben werden. Lassen Sie zusätzlich anwaltlich prüfen, ob die Wohnung als qualifying lease im Sinne des britischen Building Safety Act 2022 gilt und ob dessen Leaseholder-Schutzregeln die Sanierungskosten deckeln oder dem Bauträger beziehungsweise einem anderen Verantwortlichen statt dem Eigentümer zuweisen; davon hängt das tatsächliche Kostenrisiko maßgeblich ab. Ohne belastbare Zusage sollte ein entsprechender Einbehalt oder eine Preisreduktion Teil des Angebots sein.
Folgekosten realistisch rechnen
Neben dem Kaufpreis fallen an: 4.612,80 £ Nebenkosten und 100 £ Bodenpacht im Jahr, Grunderwerbsteuer, Anwalts-, Gutachter- und Registerkosten sowie 3.500 bis 14.000 £ für Auffrischung und Kleinreparaturen. Rechnen Sie das vollständig durch, bevor Sie die Obergrenze festlegen.
Nicht am Anteilsangebot orientieren
Der Anteilspreis von 93.750 £ für 25 Prozent rechnet den Vollpreis rechnerisch auf 375.000 £ hoch. Das ist eine Vertriebslogik und kein Marktbeleg, weil beim Anteilserwerb zusätzlich Miete auf den Restanteil anfällt.
Your arguments
- 1Vergleichbare 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.
- 2Die 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.
- 3Die 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.
- 4Auswertungen amtlicher Kaufpreisdaten zeigen für den Ortsteil einen Rückgang von rund 5,47 Prozent im Jahresvergleich, bei Wohnungen rund 6,27 Prozent. In einem fallenden Markt ist ein Angebotspreis am oberen Rand nicht durchsetzbar.
- 5Das Inserat nennt keine Fläche. Solange die Nutzfläche nicht schriftlich bestätigt ist, kann kein Käufer den geforderten Quadratmeterpreis prüfen, und dieses Risiko trägt der Verkäufer im Preis.
Renovation & letting
Renovation need
Σ 3,500 GBP – 14,000 GBP
Letting potential
For a one-bedroom flat with a balcony within walking distance of the Jubilee Line station, a sustainably achievable rent is around 1.700 £ a month (excluding service charge), that is, 20.400 £ a year. Relative to the asking price of 375.000 £, that gives a gross yield of 5,4 per cent. What matters is the net picture: with leasehold ownership, the service charge of 4.612,80 £ a year and the ground rent of 100 £ are regularly borne by the owner and not the tenant, unless the tenancy agreement provides otherwise. That leaves considerably less before management, maintenance and void periods. Whether and how existing tenancies pass to a purchaser should be checked here in the country before completion.
Rent check · what is allowed, what is usual
For tenants and landlords: the permitted upper limit, the market value and the realistic lower limit of the net rent. This way both sides negotiate with clear figures.
1,550 GBPmarket rate
1,700 GBPPermitted upper limit
1,850 GBP
per month, net cold rent
Legal frameworkIn the United Kingdom, there is no statutory rent cap in the form of a reference value or a rent index. What matters is the freely agreed rent within the locally customary level; disputes over the amount are decided not by an authority with a table, but by the competent court or the specialist tribunal responsible for residential property. The build year of the property is not stated; it is a new-build from the development phase from around 2015 to 2017, which is immaterial for rent-setting, since no age-dependent regime exists. Details of notice, increase and fixed-term rules should be checked here in the country before completion, as no verified landlord and tenant law is held on file for this country.
- · The locally achievable rent for this flat is around 1.700 £ a month, excluding service charge; the range, depending on specification and outlook, runs from 1.550 to 1.850 £.
- · The service charge of 384,40 £ a month is a cost to the owner of the flat and cannot automatically be passed on to a tenant. Anyone who builds it into the rent is effectively demanding a higher gross rent and narrows the pool of tenants.
- · The amount and holding of a deposit, as well as the obligations on entering into a tenancy, are subject to their own rules in the country; they should be checked specifically before the first tenancy agreement.
- · Before letting the flat, it should be clarified whether the lease restricts subletting or letting to third parties, or requires the freeholder's consent.
- · Whether and with what notice periods a purchaser steps into existing tenancies should be checked in the country before completion. The property is offered as an owner-occupied unit; no ongoing tenancy is mentioned in the listing.
- · Before signing, a tenant should review the EPC, the heat network billing, and the building's rules on the balcony, concierge and waste.
Guidance, not legal advice. The exact admissibility in the individual case is checked by a tenants' association, a lawyer or the arbitration board.
3 subsidy programmes match this property, with amount and requirement
These current programmes match the property and the planned renovation. Important: subsidies usually have to be applied for BEFORE the measure begins.
Insulation measures on residential buildings, predominantly wall and loft insulation
AmountMeasure-based, often full or partial cost coverage of the individual funded measure
Condition: Eligibility depends on the building, the energy efficiency rating and the household situation. For a flat in a managed multi-unit building with communal heating, the scope of application is heavily restricted, because measures to the building envelope are only possible through the building's management. Have eligibility checked before commissioning any works.
Energy improvements to residential buildings with a poor energy performance, with a focus on insulation and heating
AmountMeasure-based, usually a grant up to the full cost of the measure where eligible
Condition: Access is mainly based on household characteristics and poor energy ratings. Not likely to be relevant for a flat with a good energy rating and communal heating. Clarify with the supplier in advance.
Replacement of individual fossil-fuel heating systems with a heat pump
AmountFixed grant per installation in the four-figure range
Condition: Requires the flat to have its own heating system. With the communal heating present here, the scheme is generally not usable by the individual owner. Before purchase, ask whether the building's management is planning to convert the heat network and how that would be funded.
Information without warranty; programmes and conditions change. The respective official programme page is binding.
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
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