28 St Helier Avenue, Morden, SM4 6LF

UPRN:48062318End Terrace Property2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (64)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£478,000

£454k - £502kHigh

Estimate

£478k

Range

£454k – £502k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

6.06%

Verdict

Derived from HomePortfolio scores

28 St Helier Avenue earns an INVESTIGATE rating with HP Score 77/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 53Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +0.6% (HIGH), sold-comps -55.2%, £/sqft -55.4%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 48062318· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 15.5%· as of 30 Oct 2026
Rental economics7.7/40
gross yield 6.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2400/mo (range 2250-2600)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -370/mo, -15% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 182 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
218 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

£356,000£546,000

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£475,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,250-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £58/mo
Cash on cash: 0.4%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - 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 48062318Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 15.5%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2250-2600)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 2400/mo (range 2250-2600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 182 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£478,000

Rent Estimate (pcm)£2,400

Gross Yield6.06%

1y Growth-

3y Growth+1.6%

5y Growth+1.7%

10y Growth+2.6%

Last Sold Price£197,500 (2004-10-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SM4 6LF

Approval Rate

-12mo

Development

low

26/PAHE/1133
APPLICATION FOR PRIOR APPROVAL IN RESPECT OF THE PROPOSED ERECTION OF A SINGLE STOREY REAR EXTENSION WITH A DEPTH OF 6M, MAXIMUM HEIGHT OF 3M AND EAVES HEIGHT OF 3M.
Pending
26/HOUSE/1131
RETROSPECTIVE PERMISSION FOR A SINGLE STOREY REAR EXTENSION
Pending
26/DOC/1148
APPLICATION FOR DISCHARGE OF CONDITION 3 (MATERIALS) ATTACHED TO LBM PLANNING PERMISSION 25/P0446 RELATING TO THEDEMOLITION OF THE EXISTING BUILDINGS AND REDEVELOPMENT TO ERECT A 7 STOREY BUILDING COMPRISING A HOTEL (USE CLASS C1) AND ANCILLARY USES WITH ASSOCIATED PARKING, GROUNDWORKS, HARD AND SOFT LANDSCAPING, SERVICING, PLANT AND ASSOCIATED WORKS S73 APPLICATION FOR: APPLICATION FOR REMOVAL OF CONDITION - CONDITION 1 (COMMENCEMENT OF DEVELOPMENT) APPLICATION FOR VARIATION OF CONDITIONS - CONDITION 2 (APPROVED PLANS) ATTACHED TO LBM PLANNING APPLICATION 23/P2711, DEMOLITION OF THE EXISTING BUILDINGS AND REDEVELOPMENT TO ERECT A 7 STOREY BUILDING COMPRISING A HOTEL (USE CLASS C1) AND ANCILLARY USES WITH ASSOCIATED PARKING, GROUNDWORKS, HARD AND SOFT LANDSCAPING, SERVICING, PLANT AND ASSOCIATED WORKS. CHANGES RELATE TO; i) Proposed extension of built form at first to 6th floor along the western elevation, to facilitate increased room sizes. ii) Extension on part of the eastern elevation of the 5th floor. iii) Alteration to ground floor to provide back of house and front of house layout changes, including the provision of two additional hotel bedrooms. iv) Total increase in the number of units from 85 to 98. v) Activation of long western elevation with windows and privacy devices vi) Removal of the 2 on-site parking bays, and the provision of an off-street disabled parking bay through a contribution towards an existing car parking bay along Windermere Avenue. vii) Omission of living green walls and their replacement with architectural detailing. viii) Changes to the location of long stay cycle parking. ix) Resiting of refuse store
Conditions

View Planning Timeline