Flat 399, 10 St George Wharf, London, SW8 2LZ

UPRN:10000445007Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: B (82)

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

Flat 399, 10 St George Wharf, London, SW8 2LZ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£599,000

£569k - £629kHigh

Estimate

£599k

Range

£569k – £629k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

4.90%

Verdict

Derived from HomePortfolio scores

Flat 399 earns an INVESTIGATE rating with HP Score 72/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). 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

72/ 100

Mixed

Investment Score

73/ 100

High

Crime Score

69/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 98Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.2% (HIGH), sold-comps -4.7%, £/sqft -4.7%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10000445007· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.9%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2450/mo (range 2250-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,256/mo, -51% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 106 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 4 Nov 2026
Risk & liquidity14.6/15
268 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£329/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 10000445007Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.9%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2250-2700)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 2450/mo (range 2250-2700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 106 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£599,000

Rent Estimate (pcm)£2,450

Gross Yield4.90%

1y Growth-1.5%

3y Growth-15.5%

5y Growth-2.2%

10y Growth-1.6%

Last Sold Price£399,000 (2007-03-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SW8 2LZ

Approval Rate

-12mo

Development

low

26/03122/TCA
T1 - Acer sp. - Reduce by 1m from branch tips back to previous points
Pending
26/03109/NMC
Non-Material Amendment Following a Grant of Planning Permission ref: 25/02795/FUL (Change of use from hostel for use by single homeless men (Sui Generis) to hostel for use as visitor accommodation (Sui Generis) and associated external works including cycle parking and a refuse store) granted 12.10.2026. Amendment sought: Rewording of conditon 15 from "209 bed spaces" to "253 bed spaces" Rewording of condition 19 from "no fewer than 16 cycle parking spaces" to no fewer than 20" Changes in the ground floor and elevation lightwell plans (condition 2)
Pending
26/03085/DET
Partial approval of details pursuant to condition 54 (BREEAM) of planning permission 22/02522/FUL (Demolition of existing petrol filling station (sui generis); erection of 9-storey mixed-use building for use as purpose built student accommodation (sui generis) with units on upper floors and ancillary accommodation on ground floor along with 1 flexible ground floor unit (Classes E(d), F1(a, b d & e) and F2(b)), residents' lobby, study areas, laundry room, multifunction spaces and cycle parking, external amenity terrace, short-term cycle parking, landscaping and associated works) granted on 13.09.2023.
Pending

View Planning Timeline

Ownership

Corporate Ownership35.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-03-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density33,774 /km²

Owner Occupied27%

Age Distribution

0-15 11%16-64 86%65+ 3%

View Area Profile

Schools Nearby

Tachbrook Nursery School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Fairley House School
0.3 mi
Inspected by ISI
Wyvil Primary School and Resource Bases for Speech, Language and Communication Needs, and Autism
0.3 mi
Good
St Anne's Catholic Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 St George Wharf
-
£850k
-
10 St George Wharf
-
£800k
-
10 St George Wharf
-
£610k
-
10 St George Wharf
-
£550k
-

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