42 William Road, Sutton, SM1 4QT

UPRN:5870049331End Terrace House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: C (69)

Data freshness:Price Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo 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

20 of 21 sources

Sale Estimate

£543,000

£516k - £570kHigh

Estimate

£543k

Range

£516k – £570k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

4.20%

Verdict

Derived from HomePortfolio scores

42 William Road earns an INVESTIGATE rating with HP Score 82/100. 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

71/ 100

High

Crime Score

30/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 70Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -26.2% (HIGH), sold-comps -20.4%, £/sqft -20.4%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 5870049331· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.4%· as of 19 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2400/mo (range 2200-2600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,256/mo, -52% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 269 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 30 Oct 2026
Risk & liquidity14.6/15
358 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

£514,000£787,500

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£685,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,200-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £231,050
Net cash flow: -£650/mo
Cash on cash: -3.4%
Score at this price: 13

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 5870049331Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.4%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2200-2600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 2200-2600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 269 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. 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£543,000

Rent Estimate (pcm)£2,400

Gross Yield4.20%

1y Growth-14.9%

3y Growth-0.4%

5y Growth+0.8%

10y Growth+2.4%

Last Sold Price£356,000 (2015-11-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SM1 4QT

Approval Rate

0%12mo

Development

low

DM2026/01249
Erection of a single storey rear extension and provision of a raised rear/flank veranda.
Pending
CLC2026/00204
Application to clear condition 44 (Cycle Stores) of approved application DM2025/00952.
Pending
CLC2026/00205
Application to clear condition 48 (External Materials) of approved application DM2025/00952.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-11-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,359

Population Density10,704 /km²

Owner Occupied59%

Age Distribution

0-15 23%16-64 67%65+ 10%

View Area Profile

Schools Nearby

Manor Park Primary Academy
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Sutton Grammar School
0.2 mi
Good
Robin Hood Junior School
0.4 mi
Good
Sutton College of Learning for Adults
0.5 mi
-

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 William Road
-
£365k
-
17 William Road
-
£382k
-
11 William Road
-
£425k
-
55 William Road
-
£306k
-

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