Flat 3, 11 Harlow Gardens, Kingston upon Thames, KT1 3FG

UPRN:128047797Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: -

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

Flat 3, 11 Harlow Gardens, Kingston upon Thames, KT1 3FG

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£592,000

£563k - £622kHigh

Estimate

£592k

Range

£563k – £622k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

5.00%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 81/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (77/100). 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 SourcesPortal 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

77/ 100

High

Transit & Bike

Transit 33Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -1.4% (HIGH)] → measured edge +0.00pp 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 12 Oct 2026
- valuation_snapshotsestimate for 128047797· as of 12 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2500/mo (range 2250-2700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -824/mo, -33% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 161 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 4 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£294/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 128047797Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2500/mo (range 2250-2700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£592,000

Rent Estimate (pcm)£2,500

Gross Yield5.00%

1y Growth-

3y Growth-8.6%

5y Growth+0.6%

10y Growth+1.0%

Last Sold Price£600,000 (2021-05-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT1 3FG

Approval Rate

-12mo

Development

low

26/02309/NMA
Application for a Non-Material Amendment to Planning Permission ref: 25/01574/FUL (Change of use from care home (Use Class C2) to a large House in Multiple Occupation (HMO) providing specialist supported accommodation for vulnerable individuals (Use Class Sui Generis), including associated external alterations, changes to fenestration, provision of refuse storage, vehicle and cycle parking, landscaping and plant). Amendment to relocate the refuse and recycling store.
Pending
26/02272/TCA
T1: Tree of Heaven - Fell.
Pending
26/02262/TCA
T1: Maple - Reduce by 2 metres and remove the reverted growth. T2: Maple - Reduce by 1 metre.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-05-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density4,751 /km²

Owner Occupied61%

Age Distribution

0-15 15%16-64 77%65+ 8%

View Area Profile

Schools Nearby

St John's C of E Primary School
0.3 mi
Good
King Athelstan Primary School
0.3 mi
Good
The Hollyfield School and Sixth Form Centre
0.3 mi
Inspected as The Hollyfield School and Sixth Form Centre (URN 102600) on 11 May 2011
Bedelsford School
0.4 mi
Outstanding

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 Harlow Gardens
-
£600k
-
11 Harlow Gardens
-
£393k
-
11 Harlow Gardens
-
£600k
-
11 Harlow Gardens
-
£380k
-

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