4 Field View, Howell Hill, Cheam Road, Sutton, SM2 7LQ

UPRN:10013958334Flat/MaisonetteBeds -Built 2022

LeaseholdCouncil Tax: Band DEPC: B (85)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

4 Field View, Howell Hill, Cheam Road, Sutton, SM2 7LQ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£532,000

£505k - £558kHigh

Estimate

£532k

Range

£505k – £558k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.78%

Verdict

Derived from HomePortfolio scores

4 Field View earns an INVESTIGATE rating with HP Score 68/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (30/100). 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

68/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

30/ 100

Mixed

Transit & Bike

Transit 9Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 -3.4% (HIGH), sold-comps -2.8%, £/sqft -2.8%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10013958334· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 4.2%· as of 5 Nov 2026
Rental economics5.6/40
gross yield 5.8%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2650/mo (range 2450-2850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -563/mo, -21% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 67 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 12 Nov 2026
Risk & liquidity14.6/15
278 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£22/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10013958334Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 4.2%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 2650/mo (range 2450-2850)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 2650/mo (range 2450-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 67 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£532,000

Rent Estimate (pcm)£2,650

Gross Yield5.78%

1y Growth-

3y Growth+0.0%

5y Growth+0.3%

10y Growth+0.9%

Last Sold Price£550,000 (2022-10-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SM2 7LQ

Approval Rate

-12mo

Development

low

DM2026/01228
Erection of a single storey rear extension.
Pending
26/01198/CLP
Lawful Development Certificate - Proposed Use: Single storey side extension following demolition of existing garage and outbuildings
Pending
26/01214/TPO
T1 Gleditsia (332/T8) - Reduce the height by 2 metres, current height is 9 metres, to be left at 7 metres to leave a better shape. Reduce the width by 2 metres, current width 9 metres, to be left at 7 metres. Create 1.5 metre clearance from the building.
Pending

View Planning Timeline

Ownership

Corporate Ownership51%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-10-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density-

Owner Occupied86%

Age Distribution

0-15 22%16-64 60%65+ 18%

View Area Profile

Schools Nearby

Cuddington Croft Primary School and Nursery
0.6 mi
Good
North East Surrey College of Technology
0.6 mi
-
Nonsuch High School for Girls
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ewell Castle School
0.8 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Field View Howell Hill
-
£432k
-
Field View Howell Hill
-
£425k
-
Field View Howell Hill
-
£500k
-
Field View Howell Hill
-
£475k
-

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