60 Lexington Building, 60 Ponton Road, London, SW11 7BZ

UPRN:10095439834Flat/MaisonetteBeds -Built -

Tenure: -Council Tax: Band FEPC: B (86)

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

60 Lexington Building, 60 Ponton Road, London, SW11 7BZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£757,000

£682k - £833kMedium

Estimate

£757k

Range

£682k – £833k

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

5.40%

Verdict

Derived from HomePortfolio scores

60 Lexington Building earns an INVESTIGATE rating with HP Score 71/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (42/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

42/ 100

Mixed

Transit & Bike

Transit 41Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 12 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: 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 [AVM -5.7% (MEDIUM), sold-comps +9.5%, £/sqft +9.5%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10095439834· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.4%· as of 3 Nov 2026
Rental economics2.8/40
gross yield 5.4%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3600/mo (range 3300-3900)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -859/mo, -24% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 190 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 & liquidity12.8/15
774 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,300-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£208/mo
Cash on cash: -0.9%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 10095439834Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.4%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 3600/mo (range 3300-3900)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
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 3600/mo (range 3300-3900)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£757,000

Rent Estimate (pcm)£3,600

Gross Yield5.40%

1y Growth-

3y Growth-4.7%

5y Growth-0.1%

10y Growth-0.5%

Last Sold Price£830,000 (2020-11-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SW11 7BZ

Approval Rate

-12mo

Development

low

26/03263/DET
Approval of details pursuant to Condition 17 (Overheating) of planning permission 24/02624/FUL (Development comprising the replacement of the 4th floor and erection of a 5th floor rooftop, the removal of the entrance canopy plus formation of a new entrance and seating area, erection of rear extension at all levels, together with alterations to car parking spaces and servicing arrangements. (Re-consultation due to revised description).) granted on 10.12.2025
Pending
26/03241/FUL
Erection of a new shopfront.
Pending
26/03200/LB
Removal of the existing double doors between the first-floor reception room and kitchen/breakfast room, and infilling of the associated opening including reinstatement of skirting boards to match the existing traditional detailing (Flat 2).
Pending

View Planning Timeline

Ownership

Corporate Ownership42.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease Type-
Last Ownership Change2020-11-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£49,310

Population Density-

Owner Occupied18%

Age Distribution

0-15 21%16-64 78%65+ 1%

View Area Profile

Schools Nearby

St George's CofE Primary School
0.3 mi
Good
Griffin Primary School
0.5 mi
Requires improvement
Tachbrook Nursery School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Herbert Morrison Primary School
0.5 mi
Outstanding

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Lexington Building, 60 Ponton Road
-
£788k
-
Lexington Building, 60 Ponton Road
-
£600k
-
Lexington Building, 60 Ponton Road
-
£830k
-
Lexington Building, 60 Ponton Road
-
£600k
-

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