29 Waterside Court, Millpond Place, Carshalton, SM5 2JT

UPRN:5870111370Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: B (81)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

29 Waterside Court, Millpond Place, Carshalton, SM5 2JT

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£351,000

£334k - £369kHigh

Estimate

£351k

Range

£334k – £369k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

6.65%

Verdict

Derived from HomePortfolio scores

29 Waterside Court earns an INVESTIGATE rating with HP Score 84/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (83/100). 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

84/ 100

Strong

Investment Score

75/ 100

High

Crime Score

17/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 39Bike 65

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: 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 +7.4% (HIGH), sold-comps -6.2%, £/sqft -6.1%] → 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 5870111370· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.9%· as of 20 Oct 2026
Rental economics12.1/40
gross yield 6.6%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1700-1950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -178/mo, -10% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 68 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £149/mo
Cash on cash: 1.7%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.64 - 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 5870111370Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.9%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1700-1950)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 · verify before relying on this
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 1800/mo (range 1700-1950)
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. 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£351,000

Rent Estimate (pcm)£1,800

Gross Yield6.65%

1y Growth-

3y Growth+1.5%

5y Growth+2.2%

10y Growth+2.7%

Last Sold Price£315,000 (2021-11-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SM5 2JT

Approval Rate

-12mo

Development

low

DM2026/01263
Formation of a front entrance porch.
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
DM2026/01238
Erection of a part one, part two storey side and rear extension, alteration to the rear fenestration and provision of a raised rear patio area with steps leading down to rear garden land.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-11-25
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 Density-

Owner Occupied72%

Age Distribution

0-15 19%16-64 67%65+ 14%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

Waterside Court Millpond Place
-
£375k
-
Manor Court Millpond Place
-
£346k
-
Waterside Court Millpond Place
-
£315k
-
Waterside Court Millpond Place
-
£375k
-

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