28 Pond Place, London, SW3 6QJ

UPRN:217068484Mid Terrace House3 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band HEPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,631,000

£2.50M - £2.76MHigh

Estimate

£2.63M

Range

£2.50M – £2.76M

Rent Estimate (pcm)

£9,300

£8k - £10k

Monthly

£9,300

Yield

4.21%

Verdict

Derived from HomePortfolio scores

28 Pond Place earns an INVESTIGATE rating with HP Score 79/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. 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

79/ 100

Strong

Investment Score

71/ 100

High

Crime Score

34/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 92Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£2,650,000

At the asking price

Monthly rent£9,300/mo

Evidenced range £8,350-£10,250

Interest rate5.4%

Loan to value75%

Cash required: £1,028,050
Net cash flow: -£2,505/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - below 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£2,631,000

Rent Estimate (pcm)£9,300

Gross Yield4.21%

1y Growth-

3y Growth-9.5%

5y Growth-4.5%

10y Growth-2.4%

Last Sold Price£2,288,000 (2016-01-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SW3 6QJ

Approval Rate

-12mo

Development

low

26/07006/LBC
Internal alterations at second floor level, including alterations to internal partitions and openings, relocation of the kitchen, alterations to bathroom facilities, removal of the existing fireplace surround and hearth, installation of new timber flooring, and associated works.
Approved
26/06845/TCA
Works to be done G1 Silver Birch Red dot - Remove to ground level the two small Silver Birch
Pending
26/06706/FULL
Installation of external vents to the rear/side wall at first floor level. (Linked with 26/06707/LBC)
Pending

View Planning Timeline

Ownership

Corporate Ownership32.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-01-04
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 Density15,223 /km²

Owner Occupied21%

Age Distribution

0-15 14%16-64 67%65+ 19%

View Area Profile

Schools Nearby

Oratory Roman Catholic Primary School
0.1 mi
Outstanding
Institute of Cancer Research
0.1 mi
-
Marlborough Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Francis Holland Preparatory School
0.3 mi
Inspected by ISI

2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Pond Place
-
£1.64M
-
2C Pond Place
-
£7.65M
-
10 Pond Place
-
£910k
-
28 Pond Place
-
£2.29M
-

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