33 St James Road, Carshalton, SM5 2DT

UPRN:5870066020Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: C (69)

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

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£504,000

£479k - £529kHigh

Estimate

£504k

Range

£479k – £529k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

7.20%

Verdict

Derived from HomePortfolio scores

33 St James Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (55/100). 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

67/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

55/ 100

Moderate

Transit & Bike

Transit 49Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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: the estimate sits 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +20.6% (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 10 Oct 2026
- valuation_snapshotsestimate for 5870066020· as of 10 Oct 2026
Rental economics15.3/40
gross yield 7.2%; range width penalty ×0.87; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2400/mo (range 2200-2600)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -54/mo, -2% 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), 81 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 & liquidity14.7/15
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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,200-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £312/mo
Cash on cash: 2.8%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 5870066020Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2200-2600)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 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

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)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£504,000

Rent Estimate (pcm)£2,400

Gross Yield7.20%

1y Growth+1.0%

3y Growth+1.5%

5y Growth+2.2%

10y Growth+2.7%

Last Sold Price£212,000 (2007-02-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SM5 2DT

Approval Rate

-12mo

Development

low

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
PIP2026/00001
Permission in Principle for the demolition of existing buildings on site and erection of 4 terraced dwellings and 1 detached dwelling.
Pending
TREE2026/00134
T1 Walnut, crown reduction by 3m.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-02-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 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

Rushy Meadow Primary Academy
0.1 mi
Good
Muschamp Primary School and Language Opportunity Base
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Carshalton High School for Girls
0.3 mi
Good
Harris Junior Academy Carshalton
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

23 St James Road
-
£450k
-
57 St James Road
-
£421k
-
37 St James Road
-
£441k
-
29 St James Road
-
£440k
-

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