Valuation review
Flat A, 93 Harbut Road, London, Wandsworth, Greater London, SW11 2RD
Leasehold
Flat
Expected sale price
£454k
Low offer
£475k
£496k
High offer
Update valuation
COMPARED TO AVERAGE:
36% less expensive

If Flat A, 93 Harbut Road were put on the market today, we calculate that without any home improvements it will sell for between £454,000 and £496,000, with the most likely sale price being around £475,000.

  • This property sits outside our expected price range when comparing it on a cost per square foot basis.

How does it compare to other properties here?

Automated valuation models do not take account of home improvements made since the property was last sold and place emphasis on a property's sold price history and that of other properties in the area.
What does it cost to buy here?
Harbut Road, SW11 2RD
Prices start at:
£343k
Average property price:
£737k
Upper end property:
£1.37M
Average property size
1,036
Square feet
Based on 30 properties In SW11 2RD

Automated valuations and their limitations

Automated valuations utilise a property's sale history along with other local sale data to calculate the expected sale price.

We will only provide a valuation where we are satisfied we have enough data to be reasonably accurate, however, anomolies can still occur.

Cost per square foot
At today's market valuation
£-

What might make this property worth more on a CPSF basis?

When a property is valued at a higher cost per square foot than average, it can be because it:

  • has been recently modernised with significant home improvements.
  • has been decorated to a very high standard.
  • has a bigger garden than neighbouring properties.
  • has a better location (i.e. it has better views etc.).
  • is architecturally more attractive than the other properties nearby.

Local CPSF valuation comparison

The average cost per square foot in SW11 2RD is £821
For property in Harbut Road, SW11 2RD
Expect to pay
£697 - £944
Per square foot

Below we show the cost per square foot that each property would sell for today and how it compares to the average for this postcode.

Address Market value
Flat A, 99 Harbut Road £740,000 £838 (2% more than average)
123 Harbut Road, London £850,000 £692 (16% less than average)
Flat A, 109 Harbut Road £574,000 £751 (9% less than average)
153 Harbut Road, London £1,241,000 £725 (12% less than average)
131 Harbut Road, London £813,000 £1,222 (49% more than average)
129 Harbut Road, London £1,023,000 £537 (35% less than average)
117 Harbut Road, London £819,000 £704 (14% less than average)
159 Harbut Road, London £518,000 £843 (3% more than average)
Flat A, 103 Harbut Road £625,000 £841 (2% more than average)
163A Harbut Road, London £651,000 £889 (8% more than average)

A property that is in better condition would typically have a higher cost per square foot.

** Cost per square foot is based on today's market value. Percentage values show the CPSF compared against the average CPSF in this property's postcode.

Conservatories are included as part of the property's habitable space but as they are less usable (and desirable) than a full extension, they often drag the cost per square foot of the property down.

What can cause an inaccurate valuation?

Distressed sales (bankruptcy and probate), bad sold price data (errors in the data at Land Registry) and partial property sales (shared ownership schemes), can all cause automated valuation models to lose accuracy and lead to a valuation that is not at a level that it should be.

Lastly, leasehold properties can sometimes be even harder to value due to the uncertainty around lease expiry dates as the data available around lease renewal is limited. A flat with a renewed lease can be worth substantially more than one with only a short lease left.

We'd expect most properties here to have a cost per square foot between £697 and £944.

Properties in a bad state of repair, as well as properties that have need to be sold quickly, will often achieve a cost per square foot at the lower end of the range. Conversely, those that have been renovated or where the seller is able to wait for a better offer to come in, will often manage to achieve a higher cost per square foot.

Keep reading to find out more on how to get an accurate market valuation and what other alternative valuation methods are available.

Cost per square foot paid on latest sale

Recent sales near here

Scanning for recent sales near here
The average cost per square foot in SW11 2RD is £821.

We recommend using the cost per square foot as a way to compare the valuations of similar properties in the area.

Issues to be aware of around valuations based on cost per square foot

Using the cost per square foot as a valuation method is an excellent way to compare valuations of nearby properties even if they aren't the same size.

However, it isn't perfect.

  • It only takes the internal habitable space into account, so it ignores outbuildings and differences in garden dimensions (a.k.a. plot size).

  • For flats (and other leasehold properties), using the cost per square foot won't take account of the length of the lease remaining, which can also make a substantial difference to a property's value. If an owner has renewed the lease, the property would be worth substantially more than an identical property that had a much shorter lease left.

  • Properties bought through shared ownership schemes can skew the average cost per square foot in a postcode (as HM Land Registry don't release the additional data on what proportion of the property was purchased).

  • The cost per square foot not only relies on the previous transaction data (price paid data) but also the internal floor area being accurate (and up-to-date) - if the generated cost per square foot falls well outside of an expected range, it may indicate that some of the underlying data isn't correct.

How can I improve the accuracy of my valuation?

We offer a few different methods for valuing property - pricing property often still needs some human input to ensure that you're arriving at a sensible price. Make sure you compare local properties and use your judgement to produce a more accurate valuation.

To get the best valuation, sometimes it's best to:

  • base it on a few similar properties and adjust for minor differences (make sure you create a 'Valuation Report').
  • refine the property price to take account for home improvements and extensions (see the 'Refine Valuation' button above).
  • use the average cost per square foot multiplied by the size of the property.
  • check what the other properties in the road are valued at (be aware a road can have more than one postcode).
  • check what's sold recently in the local area.

* Excluding properties that we've been unable to calculate a valuation for.

Whilst all reasonable effort is made to ensure the information in this website is current, The Move Market does not warrant the accuracy or completeness (including reliability, currency or suitability) of the data and information contained on this website and accepts no liability (including without limitation, liability in negligence) for any loss or damage or costs (including consequential damage) arising in connection with the data and information contained on this website. The estimate of current value ranges provided on the website are based on a proprietary automated valuation estimate provided by The Move Market. Any estimated values ranges are current at the date of the publication only. It is computer generated and is not a professional appraisal of the subject property and should not be relied upon in lieu of appropriate professional advice. The accuracy of the methodology used to develop the valuation, the existence of the subject property, the accuracy of the estimate and all rule sets provided are estimates based on available data and are not guaranteed or warranted. The Move Market excludes all liability for any loss or damage arising in connection with the estimated value provided in this report.