35 Belvedere Place, London, SW2 5TD

UPRN:200000489434Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band DEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo 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

19 of 21 sources

Sale Estimate

£543,000

£516k - £571kHigh

Estimate

£543k

Range

£516k – £571k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

7.05%

Verdict

Derived from HomePortfolio scores

35 Belvedere Place earns an INVESTIGATE rating with HP Score 61/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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

61/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 75Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 5 Nov 2026

Fewer independent sources agree, or a component could not be scored.

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 edge0.9/15
claims [AVM +10.7% (HIGH), sold-comps +1.0%, £/sqft +1.1%] → measured edge +0.17pp 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 9 Oct 2026
- valuation_snapshotsestimate for 200000489434· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.2%· as of 29 Oct 2026
Rental economics15.1/40
gross yield 7.1%; range width penalty ×0.92
- valuation_snapshotsrent estimate 2850/mo (range 2650-3050)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -81/mo, -3% 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), 46 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 & liquidity14.6/15
475 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

£364,000£558,000

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£485,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,650-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: £336/mo
Cash on cash: 2.5%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - 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 200000489434Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.2%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 2850/mo (range 2650-3050)Rental economics · as of 9 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

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2850/mo (range 2650-3050)
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. 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£543,000

Rent Estimate (pcm)£2,850

Gross Yield7.05%

1y Growth-27.4%

3y Growth-1.0%

5y Growth-0.8%

10y Growth+0.1%

Last Sold Price£475,000 (2013-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW2 5TD

Approval Rate

-12mo

Development

low

26/03206/TCA
To pollard of 3x Plane trees and 1x Larch tree for safety management.
Pending
26/03202/FUL
Retrofit measures installed to existing dwellinghouses. Measures include replacement of windows and doors, and fabric upgrades to roof, including replacement of roof finishings, and replacement of light wells in main roof.
Pending
26/03176/P3MA
Prior approval of change of use of Unit 6 at third floor level from office (use class E) to a residential unit (use class C).
Pending

View Planning Timeline

Ownership

Corporate Ownership66.6%
Overseas OwnershipNo
Lease Term Remaining162 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density11,695 /km²

Owner Occupied28%

Age Distribution

0-15 9%16-64 81%65+ 10%

View Area Profile

Schools Nearby

JUS Education
0.3 mi
Good
Sudbourne Primary School
0.3 mi
Good
Lansdowne School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Stockwell Primary School
0.4 mi
Good

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

32 Belvedere Place
-
£493k
-
29 Belvedere Place
-
£385k
-
33 Belvedere Place
-
£543k
-
58 Belvedere Place
-
£550k
-

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