Aldbourne, 178 Coombe Lane West, Kingston upon Thames, KT2 7DE

UPRN:128005066Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: F (32)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Aldbourne, 178 Coombe Lane West, Kingston upon Thames, KT2 7DE

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

£2,531,000

£2.40M - £2.66MHigh

Estimate

£2.53M

Range

£2.40M – £2.66M

Rent Estimate (pcm)

£8,000

£7k - £9k

Monthly

£8,000

Yield

4.81%

Verdict

Derived from HomePortfolio scores

Aldbourne earns an INVESTIGATE rating with HP Score 75/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). 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 coverageHM 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 21Bike 61

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (Market estimate older than 120 days; not used (snapshot 2026-03-30, 222 days old))

What we could establish

Rental economics0/40
gross yield 4.8%; range width penalty ×0.74; rent estimate from a snapshot 222 days old (older than 120 days); the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 8000/mo (range 7100-8950)· as of 30 Mar 2026· rent estimate is stale; verify
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 30 Mar 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,666/mo, -33% 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 6 Nov 2026
Risk & liquidity14.6/15
259 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,995,000

At the asking price

Monthly rent£8,000/mo

Evidenced range £7,100-£8,950

Interest rate5.4%

Loan to value75%

Cash required: £752,950
Net cash flow: -£1,195/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 128005066 - Market estimate older than 120 days; not usedValuation edge · as of 30 Mar 2026 · not used in the score
valuation_snapshotsrent estimate 8000/mo (range 7100-8950)Rental economics · as of 30 Mar 2026 · rent estimate is stale; verify
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 30 Mar 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_date

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
Market estimate older than 120 days; not used (snapshot 2026-03-30, 222 days old)
Valuation edge rests on a stale estimate
estimate for 128005066 - Market estimate older than 120 days; not used

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate is stale: its market snapshot is past the age gate, so verify it before relying on the yield.
2. Get a current valuation before relying on the discount - the market estimate on file has expired.
Market estimate older than 120 days; not used (snapshot 2026-03-30, 222 days old)
3. Fill the valuation edge gap before relying on the score.
Market estimate older than 120 days; not used (snapshot 2026-03-30, 222 days old)
4. 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£2,531,000

Rent Estimate (pcm)£8,000

Gross Yield4.81%

1y Growth-17.6%

3y Growth-1.0%

5y Growth-0.7%

10y Growth+1.8%

Last Sold Price£3,070,000 (2024-03-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

7KT2 7DE

Approval Rate

85.7%12mo

Development

low

26/02328/NOT
Replacement of 17.5m pole supporting 6no antennas with 20m pole supporting 12no antennas, replacement of 3no equipment cabinet. Installation of 3no equipment cabinet and development ancillary thereto including replacement and relocation of a meter cabinet.
Pending
26/02295/TPO
T1: Sycamore - Re-pollard by 2.5-3m back to previous points, Remove major deadwood.
Pending
26/02241/TPO
1: Lime - Re pollard back to prior reduction points, approximately 1-2 metres. 1: Sweet Chestnut - 1 metre Crown reduction.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-03-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density-

Owner Occupied76%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Coombe Hill Infant School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Coombe Hill Junior School
0.4 mi
Outstanding
Coombe Girls' School
0.5 mi
Good
Marymount International School
0.5 mi
Inspected by ISI

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

View All Schools

Comparables

View All

148 Coombe Lane West
-
£3.50M
-
180A Coombe Lane West
-
£3.18M
-
176 Coombe Lane West
-
£1.27M
-
178 Coombe Lane West
-
£3.07M
-

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