Flat 3, 1 Santos Road, London, SW18 1NT

UPRN:121052931Converted Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band DEPC: C (70)

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

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£594,000

£564k - £623kHigh

Estimate

£594k

Range

£564k – £623k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

5.84%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 83/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (90/100). 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

83/ 100

Strong

Investment Score

70/ 100

High

Crime Score

21/ 100

Moderate

Walkability

90/ 100

Excellent

Transit & Bike

Transit 63Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +3.2% (HIGH)] → 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 121052931· as of 13 Oct 2026
Rental economics5.9/40
gross yield 5.8%; range width penalty ×0.88
- valuation_snapshotsrent estimate 2800/mo (range 2550-3000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -498/mo, -18% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 & liquidity14.7/15
779 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

£431,000£661,000

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£575,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£2/mo
Cash on cash: -0.0%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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 121052931Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2800/mo (range 2550-3000)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2800/mo (range 2550-3000)
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£594,000

Rent Estimate (pcm)£2,800

Gross Yield5.84%

1y Growth-98.2%

3y Growth-0.2%

5y Growth+0.2%

10y Growth+0.0%

Last Sold Price£367,500 (2012-08-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SW18 1NT

Approval Rate

-12mo

Development

low

P/2026/02599/DET
Submission of details of a signed building contract for the erection of the pavilion, pursuant to Condition 30 of planning permission reference: 2025/03545/FUL dated 4th June 2026.
Pending
P/2026/02344/TREE
2 Laburnums anagyroides, T10484 and T10485, on Lavender Walk, just past the bridge on the path to the Clubhouse. Both have a lot of crown dieback and need to be removed as there is a very busy footpath and tennis courts within falling distance of the tree. They will immediately be replaced with 2 Laburnums watereri 'Vossii' Std, Height 350-400, 14-16 girth, Container 100l, already soft tagged and quoted by Majestic trees. 1 Ligustrum lucidum, T10638, just inside the main gate. Crown lifting (removal of specific low hanging branches) to improve sight lines for safety reason and eliminate a heavy branch overhanding a congregation point.
Pending
2026/3252
Please refer to the attached schedule of works. Only tree No 1 is within the TPO 63/1985 Works to tree No 1 is to Re-pollard back to previous pollard points
Pending

View Planning Timeline

Ownership

Corporate Ownership52.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2012-08-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£49,310

Population Density9,857 /km²

Owner Occupied52%

Age Distribution

0-15 15%16-64 78%65+ 7%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary and Nursery School
0.1 mi
-
West Hill Primary School
0.2 mi
Good
Ashcroft Technology Academy
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
The Roche School
0.2 mi
Inspected by ISI

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

27B Santos Road
-
£705k
-
31 Santos Road
-
£1.64M
-
1 Santos Road
-
£23k
-
3 Santos Road
-
£749k
-

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