3 Lake Gardens, Richmond, TW10 7SJ

UPRN:100022309792-Beds -Built 1976-1982

Tenure: -Council Tax: Band EEPC: D (64)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

7 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£790,000

£711k - £869kMedium

Estimate

£790k

Range

£711k – £869k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

5.09%

Verdict

Derived from HomePortfolio scores

3 Lake Gardens earns an INVESTIGATE rating with HP Score 76/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

76/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 11Bike 77

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 +12.0% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100022309792· as of 13 Oct 2026
Rental economics0.6/40
gross yield 5.1%; range width penalty ×0.76
- valuation_snapshotsrent estimate 2950/mo (range 2650-3300)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -894/mo, -30% 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 4 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 4 Nov 2026
Risk & liquidity12.8/15
148 sales/12mo in area; valuation range width 20%
- 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

£521,000£799,000

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£695,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,650-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£303/mo
Cash on cash: -1.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - clears 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 100022309792Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2950/mo (range 2650-3300)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 2950/mo (range 2650-3300)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£790,000

Rent Estimate (pcm)£2,950

Gross Yield5.09%

1y Growth-

3y Growth-4.0%

5y Growth-1.6%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TW10 7SJ

Approval Rate

-12mo

Development

low

PA26/3615
Written notice of comencement of development in accordance with Schedule 1, paragraph 1.1.1 of the Section 106 Unilateral Undertaking dated 13 September 2024, of planning permission 21/4417/FUL.
Pending
PA26/3571
T1 Norway Maple, front lawn of 3 Martingales Close. A 4 metre crown reduction to previous reduction points, leaving a height of 7 metres and a canopy spread of 6 metres.
Pending
PA26/3564
Single-storey rear and side extension to the existing dwellinghouse at 37 Ashburnham Road, constructed in 2022, together with associated ground-floor alterations forming an open-plan kitchen/dining/living area, utility and bathroom. The certificate is sought for the wider as-built footprint shown on UVAdesign project 131-22, drawing PD.2 revision 01 dated 28/03/2022, with a rear projection of 5 metres. The works relate to the rear and side of the existing dwellinghouse. The property remains a single dwellinghouse and no separate residential unit or change of use is involved.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£46,594

Population Density-

Owner Occupied72%

Age Distribution

0-15 23%16-64 58%65+ 19%

View Area Profile

Schools Nearby

St Richard's Church of England Primary School
0.3 mi
Good
Grey Court School
0.4 mi
Outstanding
St Catherine's School
0.5 mi
Inspected by ISI
Meadlands Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 Lake Gardens
-
£802k
-
1 Lake Gardens
-
£740k
-
10 Lake Gardens
-
£700k
-
13 Lake Gardens
-
£650k
-

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