28A Bellefields Road, London, SW9 9UQ

UPRN:200000454957Flat/MaisonetteBeds -Built 1900-1929

LeaseholdCouncil Tax: -EPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£685,000

£548k - £822kLow

Estimate

£685k

Range

£548k – £822k

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

6.46%

Verdict

Derived from HomePortfolio scores

28A Bellefields Road earns an INVESTIGATE rating with HP Score 64/100. Investment score 64/100 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. 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 NationsMarket 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

64/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

89/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 75

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)

What we could establish

Rental economics10.4/40
gross yield 6.5%; range width penalty ×0.89
- valuation_snapshotsrent estimate 3500/mo (range 3200-3750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -300/mo, -9% 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
Risk & liquidity9.2/15
311 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.

Economics

What happens to your money

Your assumptions

Purchase price£650,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,200-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £229/mo
Cash on cash: 1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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_snapshotsrent estimate 3500/mo (range 3200-3750)Rental economics · as of 13 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_dateSeller motivation · as of 5 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3500/mo (range 3200-3750)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£685,000

Rent Estimate (pcm)£3,500

Gross Yield6.46%

1y Growth-

3y Growth-0.2%

5y Growth-0.8%

10y Growth+0.4%

Last Sold Price£136,950 (1998-08-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW9 9UQ

Approval Rate

-12mo

Development

low

26/03206/TCA
To pollard of 3x Plane trees and 1x Larch tree for safety management.
Pending
26/03197/FUL
Replacement of a rear door with a like-for-like timber french door featuring a traditional six panel configuration (Please note: The reference number for this Listed Building Consent application is 26/03198/LB but there is also an associated application for Full Planning Permission related to these works with reference number: 26/03197/FUL)
Pending
26/03198/LB
Replacement of a rear door with a like-for-like timber french door featuring a traditional six panel configuration (Please note: The reference number for this Listed Building Consent application is 26/03198/LB but there is also an associated application for Full Planning Permission related to these works with reference number: 26/03197/FUL)
Pending

View Planning Timeline

Ownership

Corporate Ownership57.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1998-08-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density16,738 /km²

Owner Occupied27%

Age Distribution

0-15 10%16-64 79%65+ 11%

View Area Profile

Schools Nearby

Stockwell Primary School
0.1 mi
Good
Lansdowne School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Helen's Catholic Primary School
0.3 mi
Good
St Andrew's Church of England Primary School
0.3 mi
Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

54 Bellefields Road
-
£320k
-
54 Bellefields Road
-
£210k
-
18 Bellefields Road
-
£500k
-
46A Bellefields Road
-
£415k
-

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