Flat 40, Norbiton Hall, London Road, Kingston upon Thames, KT2 6RB

UPRN:128001832Purpose Built Flat3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 40, Norbiton Hall, London Road, Kingston upon Thames, KT2 6RB

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£419,000

£398k - £440kHigh

Estimate

£419k

Range

£398k – £440k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

5.92%

Verdict

Derived from HomePortfolio scores

Flat 40 earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 73Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM +10.5% (HIGH), sold-comps +21.4%, £/sqft +21.4%] → 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 (HIGH confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 128001832· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10%· as of 28 Oct 2026
Rental economics6.8/40
gross yield 5.9%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1850/mo (range 1700-1950)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -717/mo, -39% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 63 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 & liquidity14.6/15
259 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,700-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £15/mo
Cash on cash: 0.1%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.46 - 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 128001832Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1700-1950)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 1850/mo (range 1700-1950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 63 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£419,000

Rent Estimate (pcm)£1,850

Gross Yield5.92%

1y Growth-

3y Growth-1.0%

5y Growth-0.7%

10y Growth+1.8%

Last Sold Price£420,000 (2018-10-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0KT2 6RB

Approval Rate

-12mo

Development

low

26/02262/TCA
T1: Maple - Reduce by 2 metres and remove the reverted growth. T2: Maple - Reduce by 1 metre.
Pending
26/02248/NMA
Application for a Non-Material Amendment to Planning Permission ref: 24/03199/FUL (Erection of two storey (first and second floor) rear extension within courtyard, redesign of central flat roof to include green roof garden, roof alteration to create sloping section, recladding of external walls and fenestration alterations around the internal roof garden space, recladding of the external walls, fenestration alterations and curtain wall replacement to north and north-west corner, and erection of single storey extension to north-east corner. Installation of photovoltaic panels on flat roof of north section.). Amendment to add ventilation grilles on the north and west elevation at ground floor level.
Pending
26/02240/TCA
T1: Japanese Maple - Reduce by 30cm. T2: Magnolia - Reduce by 1 m and thin 15%. T3: Redwood - Reduce by 1-2 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.5%
Overseas OwnershipNo
Lease Term Remaining163 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2018-10-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density-

Owner Occupied39%

Age Distribution

0-15 20%16-64 70%65+ 10%

View Area Profile

Schools Nearby

Tiffin School
0.1 mi
Good
Spring School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kingston Grammar School
0.2 mi
Inspected by ISI
St Joseph's Catholic Primary School
0.3 mi
Inspected as St Joseph's Catholic Primary School (URN 102596) on 4 Jul 2024

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

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Comparables

View All

Norbiton Hall London Road
-
£290k
-
Norbiton Hall London Road
-
£375k
-
Norbiton Hall London Road
-
£388k
-
Norbiton Hall London Road
-
£360k
-

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