Flat 45, Pond House, Pond Place, London, SW3 6QS

UPRN:217098204Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: -EPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 45, Pond House, Pond Place, London, SW3 6QS

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£721,000

£685k - £757kHigh

Estimate

£721k

Range

£685k – £757k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

5.61%

Verdict

Derived from HomePortfolio scores

Flat 45 earns an INVESTIGATE rating with HP Score 78/100. Investment score 68/100 reflects moderate 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 93Bike 71

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 +3.6% (HIGH)] → 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 12 Aug 2026
- valuation_snapshotsestimate for 217098204· as of 12 Aug 2026
Rental economics4.2/40
gross yield 5.6%; range width penalty ×0.86
- valuation_snapshotsrent estimate 3250/mo (range 2950-3500)· as of 12 Aug 2026· verify before relying on this
Stress margin0/30
stressed cash flow -673/mo, -21% 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), 36 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
190 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

£521,000£799,000

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£695,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,950-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£96/mo
Cash on cash: -0.5%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 217098204Valuation edge · as of 12 Aug 2026
valuation_snapshotsrent estimate 3250/mo (range 2950-3500)Rental economics · as of 12 Aug 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_12moRisk & liquidity

Sold comparables in depth

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 2950-3500)
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. 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£721,000

Rent Estimate (pcm)£3,250

Gross Yield5.61%

1y Growth+14.7%

3y Growth-9.5%

5y Growth-4.5%

10y Growth-2.4%

Last Sold Price£665,000 (2023-04-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW3 6QS

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 Remaining80 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2023-04-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density-

Owner Occupied21%

Age Distribution

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

View Area Profile

Schools Nearby

Oratory Roman Catholic Primary School
0.2 mi
Outstanding
Institute of Cancer Research
0.2 mi
-
Marlborough Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lycee Francais Charles de Gaulle
0.3 mi
Good

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

View All Schools

Comparables

View All

Pond House Pond Place
-
£665k
-
Pond House Pond Place
-
£735k
-
Pond House Pond Place
-
£615k
-
Pond House Pond Place
-
£625k
-

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