Flat A, 8 Tregothnan Road, London, SW9 9JX

UPRN:200000484491Flat/Maisonette2 bedsBuilt 1900-1929

Shared ownershipCouncil Tax: -EPC: D (63)

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

Flat A, 8 Tregothnan Road, London, SW9 9JX

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£552,000

£497k - £607kMedium

Estimate

£552k

Range

£497k – £607k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

7.47%

Verdict

Derived from HomePortfolio scores

Flat A earns an INVESTIGATE rating with HP Score 70/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

64/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 77Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 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 18% 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 +18.5% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200000484491· as of 9 Oct 2026
Rental economics18/40
gross yield 7.5%; range width penalty ×0.91; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2800/mo (range 2600-3000)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin1.1/30
stressed cash flow +30/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 246 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 30 Oct 2026
Risk & liquidity12.9/15
311 sales/12mo in area; valuation range width 20%
- 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,600-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £420/mo
Cash on cash: 3.4%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.84 - 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 200000484491Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2800/mo (range 2600-3000)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 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 2800/mo (range 2600-3000)
Rental economics needs verification before you rely on it
sale estimate 18% 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. 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£552,000

Rent Estimate (pcm)£2,800

Gross Yield7.47%

1y Growth-

3y Growth-0.2%

5y Growth-0.8%

10y Growth+0.4%

Last Sold Price£236,000 (2006-02-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW9 9JX

Approval Rate

-12mo

Development

low

26/03154/TCA
T1 - (Sycamore) Crown reduce by removal oif up to 2 metres of branch length.
Pending
26/03133/TCA
Two trees located in the front garden (Flat B). Tree 1 - Sycamore (Acer pseudoplatanus): Prune the main sycamore tree Tree 2 - Dead tree (species unknown): Fell and remove the separate dead tree from the front garden.
Pending
26/03138/DET
approval of details pursuant to conditions 3(Plant Screening) and 4(Shopfront Details) of Planning Permission 25/02874/FUL "demolition and refurbishment of existing shopfronts at ground floor level across entire frontage of 414-426 Brixton Road and the introduction of new plant areas and associated screening at roof level" dated 06.03.26
Pending

View Planning Timeline

Ownership

Corporate Ownership57.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeShared ownership
Last Ownership Change2006-02-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density-

Owner Occupied32%

Age Distribution

0-15 7%16-64 87%65+ 6%

View Area Profile

Schools Nearby

St Andrew's Church of England Primary School
0.2 mi
Good
Larkhall Primary Campus
0.2 mi
Good
Lansdowne School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Allen Edwards Primary School
0.3 mi
Good

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Tregothnan Road
-
£500k
-
10 Tregothnan Road
-
£420k
-
20 Tregothnan Road
-
£480k
-
14 Tregothnan Road
-
£525k
-

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