18 Astor Close, Kingston upon Thames, KT2 7LT

UPRN:100021753903Terrace Property3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band GEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

18 Astor Close, Kingston upon Thames, KT2 7LT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,033,000

£981k - £1.08MHigh

Estimate

£1.03M

Range

£981k – £1.08M

Rent Estimate (pcm)

£3,750

£3k - £4k

Monthly

£3,750

Yield

4.50%

Verdict

Derived from HomePortfolio scores

18 Astor Close earns an INVESTIGATE rating with HP Score 73/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (39/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

39/ 100

Mixed

Transit & Bike

Transit 21Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 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 +3.2% (HIGH), sold-comps -16.1%, £/sqft -16.1%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 100021753903· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.9%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.72
- valuation_snapshotsrent estimate 3750/mo (range 3300-4200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,628/mo, -43% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 100 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 10 Nov 2026
Risk & liquidity14.6/15
259 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£3,750/mo

Evidenced range £3,300-£4,200

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£779/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 100021753903Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3750/mo (range 3300-4200)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 3750/mo (range 3300-4200)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 100 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,033,000

Rent Estimate (pcm)£3,750

Gross Yield4.50%

1y Growth-

3y Growth-1.0%

5y Growth-0.7%

10y Growth+1.8%

Last Sold Price£729,950 (2017-09-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT2 7LT

Approval Rate

-12mo

Development

low

26/02352/TPO
T1: Ash - Re Pollard at the historical points removing 2.5 - 3 metres. T2: Sycamore - Re Pollard at the historical points removing 2.5 - 3 metres. T3: Horse Chestnut - 1.5 metre Crown reduction, around the historical points. G1: Sycamore x 2 and 1x Lime Reduce the canopies by approximately 2.5 metres and crown lift up to 6 metres above ground level.
Pending
26/02333/TCA
T1: False Acacia - Reduce hight by 6m and sides by up to 2m. tree is starting the encrouch on the house and client would like it reduce to stop it damaging the house. T2: Indian bean - Reduce lowest branch by up to 3m - branch is overhanging main road and and few bits of dead have dropped off. also remove all major dead wood
Pending
26/02275/CEU
Demolition of the entrance pillar, digging of a trench which contains the foundations, and construction of the entrance pillar in its new location.
Pending

View Planning Timeline