31A Market Place, Kingston upon Thames, KT1 1JH

UPRN:128012986Flat/Maisonette2 bedsBuilt 1900-1929

Tenure: -Council Tax: Band CEPC: E (42)

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

31A Market Place, Kingston upon Thames, KT1 1JH

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£467,000

£374k - £561kLow

Estimate

£467k

Range

£374k – £561k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

7.20%

Verdict

Derived from HomePortfolio scores

31A Market Place earns an INVESTIGATE rating with HP Score 60/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (98/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

60/ 100

Mixed

Investment Score

54/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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 30% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +33.8%, £/sqft +33.8%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%· as of 1 Nov 2026
Rental economics15.7/40
gross yield 7.2%; range width penalty ×0.89; the estimate this rent rides on sits 30% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1950/mo (range 1800-2100)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -111/mo, -6% 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: 2 price cut(s), 55 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 & liquidity9.2/15
184 sales/12mo in area; valuation range width 40%
- 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £253/mo
Cash on cash: 2.9%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1950/mo (range 1800-2100)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 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_date

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 1950/mo (range 1800-2100)
Rental economics needs verification before you rely on it
sale estimate 30% 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.
2 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£467,000

Rent Estimate (pcm)£1,950

Gross Yield7.20%

1y Growth-

3y Growth-8.6%

5y Growth+0.6%

10y Growth+1.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2KT1 1JH

Approval Rate

0%12mo

Development

low

26/02313/TPO
T1: Silver Birch - 0.5-1m Crown reduction.
Pending
26/02289/NMA
Application for a Non-Material Amendment to Planning Permission ref: 19/01788/FUL (Change of Use from News Agents (Use Class A1) to Cafe (Use Class A3) with associated internal alterations). Amendment relates to the extraction fan equipment specification, with no proposed alterations to the approved external duct configuration or discharge position.
Pending
26/02272/TCA
T1: Tree of Heaven - Fell.
Pending

View Planning Timeline