Basement Flat, 9 Sevington Street, London, W9 2QN

UPRN:10033543050Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (62)

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

Basement Flat, 9 Sevington Street, London, W9 2QN

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

£732,000

£695k - £768kHigh

Estimate

£732k

Range

£695k – £768k

Rent Estimate (pcm)

£3,150

£3k - £3k

Monthly

£3,150

Yield

7.56%

Verdict

Derived from HomePortfolio scores

Basement Flat earns an INVESTIGATE rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (95/100). 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

68/ 100

Moderate

Crime Score

56/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 59Bike 79

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 13 Nov 2026

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

Check before relying on this score: the estimate sits 32% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +31.7% (HIGH)] → 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 10033543050· as of 9 Nov 2026
Rental economics17.4/40
gross yield 7.6%; range width penalty ×0.85; the estimate this rent rides on sits 32% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3150/mo (range 2850-3400)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin2.4/30
stressed cash flow +76/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 242 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
258 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,850-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: £493/mo
Cash on cash: 3.6%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.87 - 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 10033543050Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3150/mo (range 2850-3400)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 3150/mo (range 2850-3400)
Rental economics needs verification before you rely on it
sale estimate 32% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
3. 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£732,000

Rent Estimate (pcm)£3,150

Gross Yield7.56%

1y Growth+15.9%

3y Growth-4.5%

5y Growth-0.6%

10y Growth-0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1W9 2QN

Approval Rate

-12mo

Development

low

26/07525/FULL
Erection of roof extension with terrace above, plus associated glazed balustrading, rear terrace with external stairs at fourth floor level, and replacement windows at third floor level to Flat 7E. Replacement windows to Flat 7D at second floor level.
Pending
26/07554/FULL
Replacement of existing lower ground floor external decking with stone paving; installation of an external air-conditioning condenser and removal of redundant external pipework; internal installation of air-conditioning units; reinstatement of a chimney breast; bathroom refurbishment; structural repairs and alterations; and damp-proofing works. (Linked with 26/07555/LBC)
Pending
26/07553/FULL
Construction of a rear roof dormer extension to the existing top-floor flat, including associated roof alterations, installation of rooflights and new rear windows.
Pending

View Planning Timeline