Apartment 12, Switch House East Battersea Power Station, Circus Road East, London, SW11 8BA

UPRN:10095442686Flat/Maisonette2 bedsBuilt 2021

LeaseholdCouncil Tax: Band EEPC: C (80)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Apartment 12, Switch House East Battersea Power Station, Circus Road East, London, SW11 8BA

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

£1,668,000

£1.50M - £1.83MMedium

Estimate

£1.67M

Range

£1.50M – £1.83M

Rent Estimate (pcm)

£7,950

£7k - £9k

Monthly

£7,950

Yield

4.77%

Verdict

Derived from HomePortfolio scores

Apartment 12 earns an INVESTIGATE rating with HP Score 54/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (56/100). 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 NationsMarket 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

54/ 100

Mixed

Investment Score

63/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

56/ 100

Moderate

Transit & Bike

Transit 51Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -19.9% (MEDIUM), sold-comps -215.5%, £/sqft -215.6%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10095442686· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.4%· as of 6 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.87
- valuation_snapshotsrent estimate 7950/mo (range 7300-8600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,724/mo, -34% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 37 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 3 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£7,950/mo

Evidenced range £7,300-£8,600

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£1,246/mo
Cash on cash: -2.0%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - below 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 10095442686Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.4%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 7950/mo (range 7300-8600)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 7950/mo (range 7300-8600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 37 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£1,668,000

Rent Estimate (pcm)£7,950

Gross Yield4.77%

1y Growth-

3y Growth-4.7%

5y Growth-0.1%

10y Growth-0.5%

Last Sold Price£696,000 (2022-01-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW11 8BA

Approval Rate

-12mo

Development

low

26/07387/ADFULL
Samples of the facing materials, including detailed drawings of the dormers, and windows including section drawings showing the glazing bars; pursuant to condition 3 and 4 of planning permission dated 4th September 2026 (26/04924/FULL)
Pending
26/07386/ADFULL
Details of Window, including section drawings showing the glazing bars; Door, including section drawings showing the glazing bars; Awning; pursuant to condition 3 (a, b, and c) of planning permission dated 4th September 2026 (26/04925/FULL)
Pending
26/07388/ADFULL
Detailed drawings of all new windows and external doors; pursuant to condition 4 of planning permission dated 23rd July 2026 (26/02493/FULL)
Pending

View Planning Timeline