Apartment 5, 4 St James's Crescent, London, SW9 7BY

UPRN:10093376853Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: -EPC: B (86)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Apartment 5, 4 St James's Crescent, London, SW9 7BY

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£295,000

£236k - £354kLow

Estimate

£295k

Range

£236k – £354k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

10.00%

Verdict

Derived from HomePortfolio scores

Apartment 5 earns an INVESTIGATE rating with HP Score 85/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (96/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

85/ 100

Strong

Investment Score

74/ 100

High

Crime Score

14/ 100

Low

Walkability

96/ 100

Excellent

Transit & Bike

Transit 100Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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 39% 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 edge2.5/15
claims [sold-comps +55.8%, £/sqft +55.8%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11%· as of 30 Oct 2026
Rental economics37.3/40
gross yield 10.0%; range width penalty ×0.93; the estimate this rent rides on sits 39% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 39% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin14.2/30
stressed cash flow +213/mo, +14% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 75 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 & liquidity9.2/15
311 sales/12mo in area; valuation range width 40%
- 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 sensitivityScores 70+ up to £157,500

£148,500£207,000

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£180,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: £431/mo
Cash on cash: 9.2%
Score at this price: 63

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.47 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1600)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 39% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 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 1500/mo (range 1400-1600)
Rental economics needs verification before you rely on it
sale estimate 39% 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. 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. Set your walk-away price before viewing - above £157,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£295,000

Rent Estimate (pcm)£1,500

Gross Yield10.00%

1y Growth-76.4%

3y Growth-0.2%

5y Growth-0.8%

10y Growth+0.4%

Last Sold Price£118,750 (2018-05-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SW9 7BY

Approval Rate

-12mo

Development

low

26/03243/TCA
Removal of tree T1 (not specified)
Pending
26/03217/FUL
Erection of a single storey side extension including rooflights, increased door size to the rear elevation, replacement windows on a like-for-like basis, and reinstatement of the lower ground floor side door under the entrance steps to the front elevation (to provide direct access to the outside).
Pending
26/03206/TCA
To pollard of 3x Plane trees and 1x Larch tree for safety management.
Pending

View Planning Timeline