12 St Francis Place, London, SW12 8ER

UPRN:10070239271Terrace Property3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,383,000

£1.24M - £1.52MMedium

Estimate

£1.38M

Range

£1.24M – £1.52M

Rent Estimate (pcm)

£5,950

£5k - £7k

Monthly

£5,950

Yield

5.71%

Verdict

Derived from HomePortfolio scores

12 St Francis Place earns an INVESTIGATE rating with HP Score 71/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (84/100). 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

71/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

59/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 62Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 Nov 2026

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

Valuation edge2.5/15
claims [AVM +9.6% (MEDIUM), sold-comps +11.2%, £/sqft +11.2%] → measured edge +0.50pp 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 10070239271· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.2%· as of 5 Nov 2026
Rental economics4.7/40
gross yield 5.7%; range width penalty ×0.83
- valuation_snapshotsrent estimate 5950/mo (range 5400-6500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,030/mo, -17% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 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 5 Nov 2026
Risk & liquidity12.8/15
320 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£5,950/mo

Evidenced range £5,400-£6,500

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£100/mo
Cash on cash: -0.3%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - 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 10070239271Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.2%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 5950/mo (range 5400-6500)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 5950/mo (range 5400-6500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 42 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. 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£1,383,000

Rent Estimate (pcm)£5,950

Gross Yield5.71%

1y Growth-

3y Growth-2.2%

5y Growth-0.2%

10y Growth+0.6%

Last Sold Price£605,000 (2006-05-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW12 8ER

Approval Rate

-12mo

Development

low

26/02978/FUL
Erection of a roof extension over the existing rear outrigger.
Pending
26/02941/FUL
Retention of the installation of 7 circular vent ducts and 2 ventilation extractors on the roof, together with a water tank, cables on elevations including EV chargers . (Retrospective).
Pending
26/02851/TCA
T1 Acacia 30% Crown Reduction back to previous pruning points. Reducing vertical and lateral branchs by 2-3 meters T2 Acacia 30% Crown Reduction back to previous pruning points. Reducing vertical and lateral branchs by 2-3 meters T3 Eucalyptus 30% Crown Reduction back to previous pruning points. Reducing vertical and lateral branchs by 2-3 meters
Pending

View Planning Timeline