Flat 5, 34–35 Bolton Gardens, London, SW5 0AQ

UPRN:217005950Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band GEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 5, 34–35 Bolton Gardens, London, SW5 0AQ

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

£1,286,000

£1.22M - £1.35MHigh

Estimate

£1.29M

Range

£1.22M – £1.35M

Rent Estimate (pcm)

£5,150

£5k - £6k

Monthly

£5,150

Yield

4.77%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 73/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (53/100). 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

73/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

53/ 100

Moderate

Transit & Bike

Transit 74Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 -0.7% (HIGH), sold-comps -46.7%, £/sqft -46.7%] → 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 31 Oct 2026
- valuation_snapshotsestimate for 217005950· as of 31 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.9%· as of 30 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.79
- valuation_snapshotsrent estimate 5150/mo (range 4600-5650)· as of 31 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,808/mo, -35% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 114 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 4 Nov 2026
Risk & liquidity14.6/15
115 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

£971,000£1,489,000

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£1,295,000

At the asking price

Monthly rent£5,150/mo

Evidenced range £4,600-£5,650

Interest rate5.4%

Loan to value75%

Cash required: £463,050
Net cash flow: -£805/mo
Cash on cash: -2.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - below 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 217005950Valuation edge · as of 31 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.9%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 5150/mo (range 4600-5650)Rental economics · as of 31 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 5150/mo (range 4600-5650)
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. 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. 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£1,286,000

Rent Estimate (pcm)£5,150

Gross Yield4.77%

1y Growth-

3y Growth-3.6%

5y Growth+0.0%

10y Growth-0.7%

Last Sold Price£750,000 (2007-11-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2SW5 0AQ

Approval Rate

100%12mo

Development

low

P/2026/02792/FUL
Continued temporary change of use for a period up to 5 years; from Class A4 to Class E at 8 Lillie Road, Class A5 to Class E at 10 Lillie Road, Class C3 to Sui Generis at 14 Lillie Road, and associated temporary works, including the use of the rear of 14 Lillie Road and 7-11 Empress Place as a communal garden (see also P/2026/02656/ADV). PLEASE NOTE THIS APPLICATION REPLACES APPLICATION REFERENCE P/2026/02630/FUL
Pending
P/2026/02654/ADV
The continued display of 6 externally illuminated fascia signs and 5 non-illuminated projecting wall signs at 16-26 Lillie Road.
Pending
P/2026/02656/ADV
The continued display of 7 externally illuminated fascia signs and 6 non-illuminated projecting wall signs at 2-14 Lillie Road, and 1 illuminated painted graphic sign at 10 Lillie Road.
Pending

View Planning Timeline