Garden Flat 1A, 8 Windmill Drive, London, SW4 9DE

UPRN:200000520102Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (58)

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

Garden Flat 1A, 8 Windmill Drive, London, SW4 9DE

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

£1,483,000

£1.41M - £1.56MHigh

Estimate

£1.48M

Range

£1.41M – £1.56M

Rent Estimate (pcm)

£7,000

£6k - £8k

Monthly

£7,000

Yield

5.73%

Verdict

Derived from HomePortfolio scores

Garden Flat 1A earns an INVESTIGATE rating with HP Score 74/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 57Bike 76

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: 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 +1.2% (HIGH), sold-comps -18.6%, £/sqft -18.6%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 200000520102· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%· as of 6 Nov 2026
Rental economics5.1/40
gross yield 5.7%; range width penalty ×0.87
- valuation_snapshotsrent estimate 7000/mo (range 6400-7550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,165/mo, -17% 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), 87 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
349 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

£1,099,000£1,684,500

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£1,465,000

At the asking price

Monthly rent£7,000/mo

Evidenced range £6,400-£7,550

Interest rate5.4%

Loan to value75%

Cash required: £531,050
Net cash flow: -£98/mo
Cash on cash: -0.2%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 200000520102Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 7000/mo (range 6400-7550)Rental economics · as of 9 Nov 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 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 7000/mo (range 6400-7550)
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£1,483,000

Rent Estimate (pcm)£7,000

Gross Yield5.73%

1y Growth+8.4%

3y Growth-1.1%

5y Growth-1.4%

10y Growth-0.3%

Last Sold Price£1,360,000 (2022-03-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5SW4 9DE

Approval Rate

66.7%12mo

Development

low

26/03260/TCA
Rear Garden T1 - Black Poplar Fell to height of chain fence ? T1 is of poor shape, form and is of low amenity value. ? It is a large dominant tree in close proximity to the building. ? The tree is dead The long term future for the tee is questionable due to its location and future growth requirements.
Pending
26/03164/FUL
Erection of a single-storey rear extension extending 3.0m beyond the rear wall of the original dwellinghouse, with a flat roof incorporating raised parapets and associated alterations.
Pending
26/03152/TCA
T1 - (Sycamore) Reduce all aspects of the crown by approx. 3-4m back to previous points of reduction. T2 - (Magnolia) Reduce in height by approx. 1.5m and lightly reduce tops of the tree to shape. (Flat 2)
Pending

View Planning Timeline

Ownership

Corporate Ownership56.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2022-03-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,666

Population Density4,318 /km²

Owner Occupied43%

Age Distribution

0-15 13%16-64 80%65+ 7%

View Area Profile

Schools Nearby

The Elms Academy
0.3 mi
Good
South Bank Colleges
0.3 mi
-
Eaton House the Manor School
0.3 mi
Inspected by ISI
St Mary's Roman Catholic Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

1 Windmill Drive
-
£1.21M
-
6 Windmill Drive
-
£780k
-
Windmill House, 9 Windmill Drive
-
£615k
-
Windmill House, 9 Windmill Drive
-
£632k
-

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