Flat 1, Shalford Lodge, 157 Kingston Hill, Kingston upon Thames, KT2 7LX

UPRN:128055589Flat/Maisonette3 bedsBuilt 2026

LeaseholdCouncil Tax: -EPC: A (93)

Flat 1, Shalford Lodge, 157 Kingston Hill, Kingston upon Thames, KT2 7LX

HP Score

Not available

Verdict

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

Evidence

14 of 21 sources

Sale Estimate

£1,186,000

£1.13M - £1.25MHigh

Estimate

£1.19M

Range

£1.13M – £1.25M

Rent Estimate (pcm)

£5,200

£5k - £6k

Monthly

£5,200

Yield

6.93%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating; it has no HP Score yet. Walkability is limited (34/100). 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 listingsMarket estimates (third-party AVM)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

No data

Investment Score

No data

Crime Score

No data

Walkability

34/ 100

Mixed

Transit & Bike

Transit 21Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 24% above the ask; lead to verify: 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 +24.1% (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 28 Oct 2026
- valuation_snapshotsestimate for 128055589· as of 28 Oct 2026
Rental economics12.9/40
gross yield 6.9%; range width penalty ×0.83; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5200/mo (range 4700-5650)· as of 28 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 28 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -105/mo, -2% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 60 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 5 Nov 2026
Risk & liquidity5.6/15
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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£5,200/mo

Evidenced range £4,700-£5,650

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: £562/mo
Cash on cash: 2.2%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.71 - 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 128055589Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 5200/mo (range 4700-5650)Rental economics · as of 28 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 28 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
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 5200/mo (range 4700-5650)
Rental economics needs verification before you rely on it
sale estimate 24% 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. 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.
3. 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£1,186,000

Rent Estimate (pcm)£5,200

Gross Yield6.93%

1y Growth-

3y Growth-

5y Growth-

10y Growth-

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceUnknown
RadonUnknown
MiningUnknown
LandslideUnknown
Air QualityUnknown
NoiseUnknown

View Full Risk Report

Planning Activity

Recent Apps

-KT2 7LX

Approval Rate

-12mo

Development

26/02333/TCA
T1: False Acacia - Reduce hight by 6m and sides by up to 2m. tree is starting the encrouch on the house and client would like it reduce to stop it damaging the house. T2: Indian bean - Reduce lowest branch by up to 3m - branch is overhanging main road and and few bits of dead have dropped off. also remove all major dead wood
Pending
26/02274/CPU
Erection of single storey side extension
Pending
26/02210/TPO
B94: Common Lime - 2m Crown reduction, remove Deadwood. 460: English Oak - Upper south-east primary branch has a fracture at 12m over roadway, Reduce defective branch to fracture point. Deadwood. 1-2m reduction of lower east primary branch. 4493: Ash - Fell to 2m. (Dead) 464: English Oak - Fell to 5m (Dead). 1326: Hornbeam - Kretszchmaria fruiting bodies emerging from base to south. Is weighted to the south. - Pollard at 7m 1371: English Oak - Pollard at 5m and retain as monolith. 1150a: Sycamore - Numerous historic topping wounds at 6m decaying extensively Reduce tree to 5m. 1214a: Larch - North primary lateral excessively end-weighted over neighbouring garden 2m reduction of north primary branch. Deadwood. 1363: English Oak - Very large Ganoderma resinaceum at base to west. Wood tapped out very altered around it - the canopy is stagheading. No open cavity observed but more altered wood now. Reduce tree to 10m. 4691: Evergreen Magnolia - Cavity probed to 450mm of 550mm tangentially into south-east stem. Decay gets worse into butt. 1-1.5m canopy reduction 1969: Larch - Fell to 2m. (Dead). 381: Common Lime - Remove Deadwood. Raise lower canopy up to 6m. B131: Holly - Fell to 2m. (Dead). 4473: Turkey Oak - Remove Deadwood. Raise lower canopy up to 3m. B156: Robinia - North lower canopy weakly attached to stem. 1-1.5m canopy reduction of north canopy. B217: English Oak - Reduce down to 10m. (Dead). 4029: Cedar of Lebanon - All primary branches becoming end-weighted again. One upper lateral lost to north-west 1.5m reduction of north and west canopy. 574: Robinia - Gap in canopy between subject tree and adjacent one. Is on escarpment. Appears to be in slow collapse over road. Fell.
Pending

View Planning Timeline