Flat A, 7 Cromwell Crescent, London, SW5 9QN

UPRN:217021366Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band EEPC: C (70)

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

Flat A, 7 Cromwell Crescent, London, SW5 9QN

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£817,000

£736k - £899kMedium

Estimate

£817k

Range

£736k – £899k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat A earns an INVESTIGATE rating with HP Score 75/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. 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)Defra 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

75/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 68Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: the estimate sits 20% 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 edge2.5/15
claims [AVM +20.4% (MEDIUM), sold-comps +15.4%, £/sqft +15.4%] → measured edge +0.50pp 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 217021366· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%· as of 31 Oct 2026
Rental economics6.4/40
gross yield 6.0%; range width penalty ×0.80; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3250/mo (range 2950-3600)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -483/mo, -15% 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: 1 price cut(s), 51 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 & liquidity12.8/15
115 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,950-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £56/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 217021366Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 2950-3600)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% 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 advert

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 3250/mo (range 2950-3600)
Rental economics needs verification before you rely on it
sale estimate 20% 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£817,000

Rent Estimate (pcm)£3,250

Gross Yield6.00%

1y Growth-

3y Growth-3.6%

5y Growth+0.0%

10y Growth-0.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

-SW5 9QN

Approval Rate

-12mo

Development

P/2026/02845/TPO
Pruning of 7no London Plane Trees, subject to Tree Preservation Order TPO/92/4/83 (T1, T2, T3, T4, T5, T6 and T7), by reducing crowns to most recent reduction points.
Pending
P/2026/02791/NMAT
NMAT
Rejected
P/2026/02775/NMAT
Non-material amendments to planning permission reference: 2025/02219/FUL dated 5th February 2026 for the "Erection of a rear roof extension, including installation of French doors and a Juliet balcony; installation of 3no. rooflights to the front roof slope; formation of a roof terrace at second floor level, enclosed with a 1700mm high brick balustrade and obscured glazed screen; installation of a door to replace existing window to the rear elevation at second floor level to provide access to the proposed roof terrace." Amendments sought are the replacement of 2no. existing rear windows and retention of an existing window to form a small glazed opening above the door leading to the terrace.
Pending

View Planning Timeline