11 Tangmere Grove, Kingston upon Thames, KT2 5GT

UPRN:128018185-Beds -Built -

Tenure: -Council Tax: Band FEPC: D (66)

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

11 Tangmere Grove, Kingston upon Thames, KT2 5GT

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£809,000

£647k - £971kLow

Estimate

£809k

Range

£647k – £971k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

11 Tangmere Grove earns an INVESTIGATE rating with HP Score 79/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (70/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

70/ 100

High

Transit & Bike

Transit 41Bike 71

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 (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
259 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate£809,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-1.0%

5y Growth-0.7%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1KT2 5GT

Approval Rate

100%12mo

Development

low

PA26/3629
Details pursuant to condition C2. Sample panel of brickwork, C3. Materials, C5. Brick storage, and C6. materials to match existing, of listed building consent PA26/2288.
Pending
PA26/3586
T1 Scots Pine (Pinus sylvestris) Remove small limb to west at circa 11m, that curves down into lowest limb to west. Reduce/reshape top of tree to west by 1-2m, to inline with natural shape of crown. Reduce overhang to property by up to 1m.
Pending
PA26/3571
T1 Norway Maple, front lawn of 3 Martingales Close. A 4 metre crown reduction to previous reduction points, leaving a height of 7 metres and a canopy spread of 6 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density-

Owner Occupied74%

Age Distribution

0-15 21%16-64 60%65+ 19%

View Area Profile

Schools Nearby

Malden Oaks School and Tuition Service
0.1 mi
Good
The Tiffin Girls' School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Meadlands Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Teddington School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Tangmere Grove
-
£1.10M
-
4 Tangmere Grove
-
£860k
-
6 Tangmere Grove
-
£1.00M
-
17 Tangmere Grove
-
£700k
-

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