Kimberley Road, Clapham: the one we said no to

The valuation, and every comparable behind it

9 of 100 pulled comparables drove the valuation, with a matched median of £1,250,000. The price per square foot cross-check implies £1,332,594 for this floor area.

This valuation is based on 9 recently sold properties near this 5-bedroom Mid-terrace house (1,841 sqft). 2 sales were excluded from the pool as they belonged to a different postcode sector with a materially higher price-per-sqft than the subject's local pocket (SW9 9D). This avoids pulling the valuation up against a different micro-market. We found 3 sold mid-terrace houses within 100 sqft of this property's size. Not enough upper-quartile comparables to isolate, so all close-size sales were used and adjusted for size. Confidence reduced accordingly. Key examples: 37, Kimberley Road, 1,830 sqft, £1,325,000; 47, Mayflower Road, 2,002 sqft, £1,391,300; 84, Dalyell Road, 1,658 sqft, £1,250,000. Notably, one sale was on the same road as this property (37, Kimberley Road, 1,830 sqft, £1,325,000), providing a highly relevant price anchor. Based on these comparables, a refurbished 5-bedroom mid-terrace house (1,841 sqft) in this area is valued at £1,332,594. This is the median of the comparable evidence, the point at which half the comparable sales sit above and half below. Confidence: limited. The purchase price is £1,295,000, which is £37,594 (2.8%) below this post-refurb valuation. This gap represents the potential uplift from purchasing below market value and refurbishing. The comparable sales confirm the market supports a higher price once the property is brought to a good standard.

The refurbishment, room by room

Total £16,210 including VAT: rooms £0, energy works £12,867, overheads £461, with a 15% contingency carried.

The rent, with its evidence

Market rent today £5,989/month (£5,670 to £5,995), post-refurbishment estimate £5,826/month, a stated premium of -2.7%, from 3 matched comparable lets. Confidence 36%.

3 comparable rental listings were identified near this property, matched on property type, bedroom count, and proximity. The comps indicate a median of £5989/month for properties of this type and size, with the 65th percentile sitting at £5869/month, used here to reflect the premium a refurbished, well-presented property commands over typical stock. Post-refurb rental estimate: £5826/month (£69912/year).