Flat 29, Campbell House, 8 Harcourt Road, Wallington, SM6 8AZ

UPRN:5870080466Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 29, Campbell House, 8 Harcourt Road, Wallington, SM6 8AZ

HP Score

/ 100

Strong

Verdict

today

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

19 of 21 sources

Sale Estimate

£287,000

£272k - £301kHigh

Estimate

£287k

Range

£272k – £301k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

8.57%

Verdict

Derived from HomePortfolio scores

Flat 29 earns an AVOID rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (74/100). 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 SourcesPortal 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

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

74/ 100

High

Transit & Bike

Transit 41Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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 27% above the ask; lead to verify: 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 [AVM +26.8% (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 9 Oct 2026
- valuation_snapshotsestimate for 5870080466· as of 9 Oct 2026
Rental economics24.8/40
gross yield 8.6%; range width penalty ×0.87; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1500/mo (range 1400-1650)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin5.8/30
stressed cash flow +87/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 72 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 6 Nov 2026
Risk & liquidity14.6/15
312 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 sensitivityScores 70+ up to £157,500

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £330/mo
Cash on cash: 6.0%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.12 - 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 5870080466Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1650)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 1500/mo (range 1400-1650)
Rental economics needs verification before you rely on it
sale estimate 27% 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. Set your walk-away price before viewing - above £157,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£287,000

Rent Estimate (pcm)£1,500

Gross Yield8.57%

1y Growth-

3y Growth-0.3%

5y Growth+0.1%

10y Growth+2.3%

Last Sold Price£85,000 (2001-03-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SM6 8AZ

Approval Rate

100%12mo

Development

low

TREE2026/00129
T1 - London Plane - Crown reduction by 1.5m to provide 2m clearance from the building and crown lift to 5.5m clearance over carriageway and 3.5m clearance over payment.
Pending
CLC2026/00184
Application to clear condition 4 (sound transmission reduction scheme) of approved application DM2025/01397.
Approved
DM2026/01166
Erection of a single storey front, side and rear extension, a single storey side extension, alterations to fenestrations including the removal of external flank access staircase, provision of a raised rear patio with steps leading down to garden land, provision of new boundary treatment and internal alterations.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.1%
Overseas OwnershipNo
Lease Term Remaining43 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2001-03-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,359

Population Density-

Owner Occupied42%

Age Distribution

0-15 25%16-64 65%65+ 10%

View Area Profile

Schools Nearby

Wallington County Grammar School
0.2 mi
Outstanding
Holy Trinity CofE Junior School
0.2 mi
Good
Collingwood School
0.3 mi
Inspected by ISI
All Saints Carshalton Church of England Primary School
0.3 mi
Inspected as All Saints Carshalton Church of England Primary School (URN 103004) on 24 Sep 2014

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Harcourt Road
-
£700k
-
Lesley Court, 2 Harcourt Road
-
£315k
-
Lesley Court, 2 Harcourt Road
-
£300k
-
34 Harcourt Road
-
£690k
-

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