Flat 4, Ocean House, Station Approach, Cheam, Sutton, SM2 7AN

UPRN:5870132587Flat/Maisonette2 bedsBuilt 2023

Shared ownershipCouncil Tax: Band CEPC: C (74)

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

Flat 4, Ocean House, Station Approach, Cheam, Sutton, SM2 7AN

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£373,000

£355k - £392kHigh

Estimate

£373k

Range

£355k – £392k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

6.17%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 79/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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 edge2/15
claims [AVM +3.5% (HIGH), sold-comps +2.4%, £/sqft +2.5%] → measured edge +0.41pp 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 5870132587· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.7%· as of 21 Oct 2026
Rental economics8.7/40
gross yield 6.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1850/mo (range 1750-2000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -289/mo, -16% 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: 2 price cut(s), 163 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
278 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

£270,000£414,000

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£360,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £117,300
Net cash flow: £66/mo
Cash on cash: 0.7%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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 5870132587Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.7%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1750-2000)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 1850/mo (range 1750-2000)
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.
2 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£373,000

Rent Estimate (pcm)£1,850

Gross Yield6.17%

1y Growth-0.3%

3y Growth+0.0%

5y Growth+0.3%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SM2 7AN

Approval Rate

-12mo

Development

low

DM2026/01240
Erection of a single storey front and rear extension involving converting the garge to a habitable rooom.
Pending
DM2026/01228
Erection of a single storey rear extension.
Pending
DM2026/01213
Conversion of loft space involving alterations to existing roofline, a dormer extension at rear and rooflight to front roofslope and alterations to fenestrations.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeShared ownership
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,359

Population Density6,566 /km²

Owner Occupied54%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

St Dunstan's Cheam CofE Primary School
0.1 mi
Good
Nonsuch High School for Girls
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cuddington Croft Primary School and Nursery
0.4 mi
Good
Cheam Fields Primary Academy
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Ocean House Station Approach
-
£405k
-
Ocean House Station Approach
-
£283k
-
Ocean House Station Approach
-
£303k
-
Ocean House Station Approach
-
£295k
-

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