10 Beemans Row, Garratt Lane, London, SW18 4SR

UPRN:121052768Mid Terrace House3 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band FEPC: C (70)

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

10 Beemans Row, Garratt Lane, London, SW18 4SR

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£968,000

£871k - £1.06MMedium

Estimate

£968k

Range

£871k – £1.06M

Rent Estimate (pcm)

£3,800

£3k - £4k

Monthly

£3,800

Yield

5.70%

Verdict

Derived from HomePortfolio scores

10 Beemans Row earns an INVESTIGATE rating with HP Score 76/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (91/100). 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

76/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 40Bike 71

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 17% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +17.4% (MEDIUM), sold-comps +21.9%, £/sqft +21.8%] → 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
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 121052768· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 31 Oct 2026
Rental economics4.5/40
gross yield 5.7%; range width penalty ×0.81; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3800/mo (range 3400-4150)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -712/mo, -19% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 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 4 Nov 2026
Risk & liquidity12.8/15
779 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£3,800/mo

Evidenced range £3,400-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£69/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 121052768Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 3800/mo (range 3400-4150)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 17% 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 advert

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 3800/mo (range 3400-4150)
Rental economics needs verification before you rely on it
sale estimate 17% 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. 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£968,000

Rent Estimate (pcm)£3,800

Gross Yield5.70%

1y Growth-

3y Growth-0.2%

5y Growth+0.2%

10y Growth+0.0%

Last Sold Price£380,000 (2009-02-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SW18 4SR

Approval Rate

-12mo

Development

low

PA2026/0348
Alterations including erection of roof extension to main rear roof and installation of ac unit to rear roof.
Pending
PA2026/0382
Alterations including erection of single-storey rear/side extension
Pending
PA2026/0338
Erection of a single-storey ground floor rear extension. Erection of a dormer extension to main rear roof slope with French doors and safety railings
Pending

View Planning Timeline