10 Springclose Lane, Cheam, Sutton, SM3 8PU

UPRN:5870019226Purpose Built Flat2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: C (77)

Data freshness:Planning· 3mo agoOwnership· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

10 Springclose Lane, Cheam, Sutton, SM3 8PU

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£366,000

£292k - £439kLow

Estimate

£366k

Range

£292k – £439k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

3.77%

Verdict

Derived from HomePortfolio scores

10 Springclose Lane earns an INVESTIGATE rating with HP Score 82/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (86/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

72/ 100

High

Crime Score

21/ 100

Moderate

Walkability

86/ 100

Excellent

Transit & Bike

Transit 35Bike 65

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 [sold-comps -1.4%, £/sqft -1.4%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%· as of 31 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.75
- valuation_snapshotsrent estimate 1100/mo (range 1000-1250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -798/mo, -73% 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: 0 price cut(s), 60 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 & liquidity9.2/15
172 sales/12mo in area; valuation range width 40%
- 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£420/mo
Cash on cash: -4.4%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - below 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 1000-1250)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 1100/mo (range 1000-1250)
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. 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£366,000

Rent Estimate (pcm)£1,100

Gross Yield3.77%

1y Growth-

3y Growth+1.1%

5y Growth+2.6%

10y Growth+3.8%

Last Sold Price£340,000 (2018-07-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2SM3 8PU

Approval Rate

100%12mo

Development

low

DM2026/01240
Erection of a single storey front and rear extension involving converting the garge to a habitable rooom.
Pending
DM2026/01233
Prior Approval for a single storey rear extension projecting from the rear of the original house by 6m.
Pending
DM2026/01213
Conversion of loft space involving alterations to existing roofline, a dormer extension at rear and rooflight to front roofslope and alterations to fenestrations.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.2%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-07-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,359

Population Density6,566 /km²

Owner Occupied54%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Cheam Fields Primary Academy
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Cheam High School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Dunstan's Cheam CofE Primary School
0.4 mi
Good
Nonsuch High School for Girls
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Church Farm House Springclose Lane
-
£250k
-
Church Farm House Springclose Lane
-
£150k
-
12 Springclose Lane
-
£430k
-
Church Farm House Springclose Lane
-
£200k
-

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