18 Bevin Square, London, SW17 7BB

UPRN:121014795Mid Terrace House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,120,000

£1.06M - £1.18MHigh

Estimate

£1.12M

Range

£1.06M – £1.18M

Rent Estimate (pcm)

£6,450

£6k - £7k

Monthly

£6,450

Yield

7.13%

Verdict

Derived from HomePortfolio scores

18 Bevin Square earns an INVESTIGATE rating with HP Score 62/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

66/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 39Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +3.1% (HIGH), sold-comps -5.3%, £/sqft -5.4%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 121014795· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 5.3%· as of 29 Oct 2026
Rental economics15.5/40
gross yield 7.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 6450/mo (range 5950-6900)· as of 13 Oct 2026· verify before relying on this
Stress margin0.5/30
stressed cash flow +33/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 105 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 & liquidity14.6/15
646 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

£814,000£1,248,000

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£1,085,000

At the asking price

Monthly rent£6,450/mo

Evidenced range £5,950-£6,900

Interest rate5.4%

Loan to value75%

Cash required: £379,050
Net cash flow: £804/mo
Cash on cash: 2.5%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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 121014795Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 5.3%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 6450/mo (range 5950-6900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 6450/mo (range 5950-6900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 105 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. 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,120,000

Rent Estimate (pcm)£6,450

Gross Yield7.13%

1y Growth-

3y Growth+0.3%

5y Growth+0.2%

10y Growth+0.8%

Last Sold Price£915,000 (2017-07-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4SW17 7BB

Approval Rate

0%12mo

Development

low

2026/3242
Construction of raised decking area with a glazed safety screen to rear elevation, with steps down to existing rear garden and side refuse area
Pending
2026/3253
Two storey rear extension, loft conversion and associated alterations.
On-line
2026/3236
Variation of condition 2 (in accordance with approved drawings) pursuant to planning permission dated 07/08/2024 ref. 2021/4679 (Alterations, restoration and repair works in connection with the proposed conversion of Fir Tower, Oak Tower and Teak Tower within part of the Main Building to residential use (Class C3) to provide 32 flats, together with associated landscaping and servicing works.) to allow an amendment to the residential mix with a reduction of 2 x 2-bedroom apartments and an increase of 2 x 3-bedroom apartments through internal alterations, with an amendment to the associated S106 legal agreement to amend the affordable housing provision.
Noninvalid

View Planning Timeline

Ownership

Corporate Ownership64.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-07-17
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 Density3,194 /km²

Owner Occupied66%

Age Distribution

0-15 18%16-64 70%65+ 12%

View Area Profile

Schools Nearby

Ernest Bevin Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wandsworth Hospital and Home Tuition Service
0.1 mi
Outstanding
Fircroft Primary School
0.1 mi
Inspected as Fircroft Primary School (URN 101007) on 22 Oct 2024
Finton House School
0.3 mi
Inspected by ISI

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Bevin Square
-
£1.10M
-
14 Bevin Square
-
£1.19M
-
33 Bevin Square
-
£1.00M
-
38 Bevin Square
-
£998k
-

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