64 Hollybush Road, Kingston upon Thames, KT2 5SE

UPRN:100021761289Mid Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: C (71)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

64 Hollybush Road, Kingston upon Thames, KT2 5SE

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£829,000

£787k - £870kHigh

Estimate

£829k

Range

£787k – £870k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.44%

Verdict

Derived from HomePortfolio scores

64 Hollybush Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (70/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

70/ 100

High

Transit & Bike

Transit 33Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 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 +0.5% (HIGH), sold-comps -11.3%, £/sqft -11.3%] → 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 Nov 2026
- valuation_snapshotsestimate for 100021761289· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.5%· as of 3 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.74
- valuation_snapshotsrent estimate 3050/mo (range 2700-3400)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,369/mo, -45% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 362 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 13 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

£619,000£948,500

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£825,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,700-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£673/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 100021761289Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.5%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2700-3400)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 3050/mo (range 2700-3400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 362 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£829,000

Rent Estimate (pcm)£3,050

Gross Yield4.44%

1y Growth-

3y Growth-1.0%

5y Growth-0.7%

10y Growth+1.8%

Last Sold Price£440,000 (2011-11-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3KT2 5SE

Approval Rate

100%12mo

Development

low

26/02389/PAEXT
Erection of single storey rear extension (4.0m in depth, maximum height of 3.20m and eaves height of 2.90m)
Pending
26/02270/CLC
Details required for Condition 7 (Drainage Detail) of planning permission 26/00882/HOU (Conversion of an existing side garage into a habitable space, erection of a single storey front porch, side and rear extension. Demolition of an existing rear outbuilding on the sunken pond and erection of a single storey rear outbuilding for studio within the footprint of sunken pond.)
Pending
26/02285/CPU
Erection of roof extension with side and rear dormer. Internal alterations and all associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-11-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density7,195 /km²

Owner Occupied88%

Age Distribution

0-15 25%16-64 59%65+ 16%

View Area Profile

Schools Nearby

The Tiffin Girls' School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Kingston Academy
0.2 mi
Outstanding
Fern Hill Primary School
0.3 mi
Outstanding
Latchmere School
0.3 mi
GoodImproving

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

22 Hollybush Road
-
£730k
-
58 Hollybush Road
-
£745k
-
40 Hollybush Road
-
£840k
-
18 Hollybush Road
-
£902k
-

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