Flat 3, 85 Palace Road, London, SW2 3LB

UPRN:200000475914Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (61)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£558,000

£531k - £586kHigh

Estimate

£558k

Range

£531k – £586k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

7.30%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 72/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (82/100). 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

72/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

51/ 100

Elevated

Walkability

82/ 100

High

Transit & Bike

Transit 56Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£485,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,700-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: £405/mo
Cash on cash: 3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£558,000

Rent Estimate (pcm)£2,950

Gross Yield7.30%

1y Growth-0.9%

3y Growth-1.0%

5y Growth-0.8%

10y Growth+0.1%

Last Sold Price£577,000 (2024-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SW2 3LB

Approval Rate

100%12mo

Development

low

26/03123/FUL
Replacement of the existing uPVC curtain-wall windows and doors with aluminium-framed windows and doors within the existing openings to the Leigham Vale south-elevation communal stairwell.
Pending
26/03073/FUL
Erection of a single storey ground floor rear side infill extension. Erection of a rear dormer roof extension with juliet balcony and installation of a roof light to rear return roof.
Pending
26/03052/FUL
Erection of a hip to gable and rear dormer extension including three roof lights to the front and a Juliet balcony to the rear.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2024-11-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density9,528 /km²

Owner Occupied43%

Age Distribution

0-15 17%16-64 76%65+ 7%

View Area Profile

Schools Nearby

Streatham Wells Primary
0.1 mi
Outstanding
Fenstanton Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
City Heights E-ACT Academy
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Hitherfield Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

55 Palace Road
-
£435k
-
85 Palace Road
-
£330k
-
103 Palace Road
-
£455k
-
109 Palace Road
-
£445k
-

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