Flat 28, Tennyson House, 5–9 Culford Gardens, London, SW3 2SX

UPRN:217022414Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (58)

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

Flat 28, Tennyson House, 5–9 Culford Gardens, London, SW3 2SX

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,141,000

£1.93M - £2.35MMedium

Estimate

£2.14M

Range

£1.93M – £2.35M

Rent Estimate (pcm)

£9,700

£9k - £11k

Monthly

£9,700

Yield

12.58%

Verdict

Derived from HomePortfolio scores

Flat 28 earns an INVESTIGATE rating with HP Score 69/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (99/100). 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

69/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

83/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 76Bike 72

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 57% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£925,000

At the asking price

Monthly rent£9,700/mo

Evidenced range £8,900-£10,500

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: £3,594/mo
Cash on cash: 13.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.11 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£2,141,000

Rent Estimate (pcm)£9,700

Gross Yield12.58%

1y Growth-36.2%

3y Growth-9.5%

5y Growth-4.5%

10y Growth-2.4%

Last Sold Price£2,599,000 (2021-02-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SW3 2SX

Approval Rate

100%12mo

Development

low

26/07305/FULL
Installation of an external condenser at roof level and internal insulation, replacement sashes and crittall windows/doors. Internal alterations.
Pending
26/07307/LBC
Internal refurbishment work.
Pending
26/07306/LBC
Installation of an external condenser and internal insulation, replacement sashes and crittall windows/doors, complete with minor internal alterations. (Linked to 26/07305/FULL)
Pending

View Planning Timeline

Ownership

Corporate Ownership32.6%
Overseas OwnershipNo
Lease Term Remaining148 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-02-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density9,750 /km²

Owner Occupied37%

Age Distribution

0-15 12%16-64 73%65+ 15%

View Area Profile

Schools Nearby

St. Thomas More Language College
0.0 mi
Inspected as Saint Thomas More Language College (URN 100502) on 24 May 2022
St Joseph's Catholic Primary School
0.0 mi
Outstanding
Sussex House School
0.1 mi
Inspected by ISI
Marlborough Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Thackeray House, 1 - 3 Culford Gardens
-
£1.25M
-
Tennyson House, 5 - 9 Culford Gardens
-
£1.07M
-
Tennyson House, 5 - 9 Culford Gardens
-
£1.56M
-
Tennyson House, 5 - 9 Culford Gardens
-
£1.38M
-

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