9 Grosvenor Cottages, London, SW1W 8HA

UPRN:217035618TerracedBeds -Built before 1900

LeaseholdCouncil Tax: Band HEPC: D (64)

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

HP Score

/ 100

Mixed

Verdict

today

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

19 of 21 sources

Sale Estimate

£3,597,000

£2.88M - £4.32MLow

Estimate

£3.60M

Range

£2.88M – £4.32M

Rent Estimate (pcm)

£13,950

£13k - £15k

Monthly

£13,950

Yield

8.37%

Verdict

Derived from HomePortfolio scores

9 Grosvenor Cottages earns an AVOID rating with HP Score 72/100. Investment score 79/100 reflects strong 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

79/ 100

High

Crime Score

83/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 93Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics22.5/40
gross yield 8.4%; range width penalty ×0.83; the estimate this rent rides on sits 44% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 13950/mo (range 12700-15250)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 44% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin12.1/30
stressed cash flow +1,686/mo, +12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; 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
Risk & liquidity0/15
lease 44 years (under 80): most lenders refuse it - risk scores nothing; 64 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo
- listing_factslease 44 years remaining (advert)· as of 4 Nov 2026

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£2,000,000

At the asking price

Monthly rent£13,950/mo

Evidenced range £12,700-£15,250

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: £2,908/mo
Cash on cash: 4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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_snapshotsrent estimate 13950/mo (range 12700-15250)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 44% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 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
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 13950/mo (range 12700-15250)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£3,597,000

Rent Estimate (pcm)£13,950

Gross Yield8.37%

1y Growth-

3y Growth+3.4%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price£366,000 (1995-10-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SW1W 8HA

Approval Rate

100%12mo

Development

low

26/07369/TCA
T1 - Large Sycamore Minor pruning of the crown overhanging Eaton Lane, comprising removal/pruning back of the specific branch growth extending beyond and above the boundary fence line, as identified in the submitted Existing and Proposed Tree Works Photographs. The works are required to provide clearance for the proposed temporary welfare cabin and gantry installation associated with the 8 Eaton Lane development. Pruning will be limited to the minimum extent necessary to achieve the required clearance, with larger structural branches retained.
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