87 West Street, Carshalton, SM5 2NP

UPRN:5870062947Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (58)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£821,000

£780k - £862kHigh

Estimate

£821k

Range

£780k – £862k

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

6.26%

Verdict

Derived from HomePortfolio scores

87 West Street earns an INVESTIGATE rating with HP Score 78/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (98/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 51Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +14.7% (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 13 Oct 2026
- valuation_snapshotsestimate for 5870062947· as of 13 Oct 2026
Rental economics8.5/40
gross yield 6.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3650/mo (range 3350-4000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -400/mo, -11% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 57 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 5 Nov 2026
Risk & liquidity14.6/15
269 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,350-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £164/mo
Cash on cash: 0.8%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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 5870062947Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3650/mo (range 3350-4000)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3650/mo (range 3350-4000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 57 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£821,000

Rent Estimate (pcm)£3,650

Gross Yield6.26%

1y Growth-

3y Growth+1.5%

5y Growth+2.2%

10y Growth+2.7%

Last Sold Price£302,000 (2004-07-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SM5 2NP

Approval Rate

-12mo

Development

low

DM2026/01263
Formation of a front entrance porch.
Pending
DM2026/01254
Conversion of loft space involving alterations to existing roofline and rooflights to front and rear roofslopes.
Pending
DM2026/01248
UPGRADE TO EXISTING BASE STATION COMPRISING THE REPLACEMENT OF 6NO. EXISTING ANTENNAS WITH 6NO. PROPOSED ANTENNAS, REPLACEMENT OF 9NO. EXISTING ERS WITH 12NO. PROPOSED RRUS, REPLACEMENT OF 1NO. EXISTING EQUIPMENT CABINET WITH 1NO. PROPOSED EQUIPMENT CABINET AND ANCILLARY DEVELOPMENT THERETO. FOR FULL DETAILS PLEASE REFER TO THE ENCLOSED DRAWINGS. (CS13630640_VF3168_43_TEF45998)
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-07-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,359

Population Density7,095 /km²

Owner Occupied63%

Age Distribution

0-15 21%16-64 68%65+ 11%

View Area Profile

Schools Nearby

Carshalton High School for Girls
0.0 mi
Good
Harris Junior Academy Carshalton
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Victor Seymour Infants' School
0.2 mi
Outstanding
St Mary's RC Infants School
0.2 mi
Good

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

117 West Street
-
£555k
-
113 West Street
-
£560k
-
107 West Street
-
£537k
-
103 West Street
-
£410k
-

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