Flat 21, Springfield Court, Springfield Road, Kingston upon Thames, KT1 2SB

UPRN:128033913Purpose Built Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 21, Springfield Court, Springfield Road, Kingston upon Thames, KT1 2SB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£246,000

£233k - £258kHigh

Estimate

£246k

Range

£233k – £258k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

5.25%

Verdict

Derived from HomePortfolio scores

Flat 21 earns an INVESTIGATE rating with HP Score 63/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. 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 NationsOfcom mobile coverageMarket 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

63/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

94/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 59Bike 74

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 +2.5% (HIGH), sold-comps +4.8%, £/sqft +4.6%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 128033913· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.1%· as of 31 Oct 2026
Rental economics1.8/40
gross yield 5.3%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -559/mo, -53% 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), 163 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
184 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

£180,000£276,000

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£239,950

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £75,585
Net cash flow: -£83/mo
Cash on cash: -1.3%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 128033913Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.1%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 9 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 1050/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 163 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£246,000

Rent Estimate (pcm)£1,050

Gross Yield5.25%

1y Growth-8.4%

3y Growth-8.6%

5y Growth+0.6%

10y Growth+1.0%

Last Sold Price£215,000 (2013-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT1 2SB

Approval Rate

-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