Before You Offer on a House, Check If You’re Overpaying
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Sample TemplateNegotiation Alert: Overpriced Candidate
At £725,000, this property is overpriced. Standard agent valuation models ignore negative hyper-local factors. Based on the busy Fulham Palace Road location (demands a 7-10% discount) and the EPC D rating, a fair price is £675,000. Do not pay asking price.
- Recommended Opening Offer: £650,000 (Citing £12,000 EPC insulation costs & noise)
- Target Purchase Price: £675,000 (Your target fair value)
- Absolute Walkaway Limit: £695,000
Executive Summary
| Property | 84 Fulham Palace Road, London, W6 9PL |
| Asking Price | £725,000 |
| Local Crime Rate | 53.5 per 1k residents (Elevated - high vehicle/property risk) |
| Property Type | 3-bed period apartment / conversion, share of freehold |
| Fair Value Range | £665,000 - £685,000 |
| Recommended Max | £695,000 (Assuming flawless structural survey) |
| Rental Estimate | £2,850 pm |
AI Negotiation Insight: The property is listed at £725,000 (approx. £710/sq ft). However, its busy main-road positioning on Fulham Palace Road generates significant traffic noise and raises vehicle/property security concerns (elevated crime rate of 53.5 per 1,000 residents). Furthermore, the EPC D rating means you face an estimated £12,000 in retrofitting costs to insulate solid brick walls to comply with upcoming carbon regulations. Citing these exact safety and cost points during negotiation should help you secure the property for £675,000, saving you £50,000.
Property Details
| Item | Finding |
|---|---|
| Address | 84 Fulham Palace Road, London, W6 9PL |
| Asking price | £725,000 |
| Rental estimate | £2,850 pm |
| Type | Period conversion apartment |
| Bedrooms / bathrooms | 3 / 2 bathrooms |
| Receptions | 1 |
| Tenure | Share of freehold |
| Internal area | 1,020 sq ft |
| Council tax | Band D |
| EPC | D, score 65; potential C, score 78 |
| Age | Victorian (c. 1890) |
| Condition | Good / Refurbished |
| Parking | Resident permit (On-street) |
| Garage | None |
| Garden | Private rear patio garden |
| Chain | Chain free |
| Listing date | 20 April 2026 |
Housing Tenure Mix
| Tenure Type | Percentage |
|---|---|
| Owned (Outright or Mortgaged) | 96.0% |
| Private Rented | 4.0% |
| Social Rented (Council / Housing Association) | 0.0% |
AI Tenure Insight: High owner-occupancy (96%) is an excellent indicator of neighborhood stability and long-term capital growth potential. The complete absence of social housing (0%) is typical of highly premium pockets in W6, which supports the property's underlying asset value despite main-road and EPC D drawbacks.
Local Area & Amenities
This property is located in the Hammersmith & Fulham borough, close to Hammersmith Broadway, the River Thames path, and local shops along Fulham Palace Road. It offers excellent connectivity to transit links into Central London and is near Charing Cross Hospital.
| Station | Distance |
|---|---|
| Hammersmith (Piccadilly/District/H&C) | 0.45 miles |
| Barons Court (District/Piccadilly) | 0.62 miles |
| Kensington Olympia (Overground) | 1.12 miles |
StreetCheck notes local surgeries within 300 yards and Charing Cross Hospital around 0.5 miles away.
Schools
| School | Phase | Notes |
|---|---|---|
| St Augustine's RC Primary School | Primary | Very close, Outstanding Ofsted rating |
| Melcombe Primary School | Primary | Nearby strong local option |
| Queensmill School | Special | Highly rated specialist school nearby |
| Sacred Heart High School | Secondary | Around 0.5 miles; Outstanding girls academy |
| West London Free School | Secondary | Popular secondary school option nearby |
School access is excellent, with high-performing primary options within walking distance.
Crime Data
StreetCheck reports 127 crimes within 0.5 miles in August 2025. CrystalRoof gives a postcode-specific annual rate of 53.5 crimes per 1,000 residents, rated elevated for vehicle theft and bicycle crime due to proximity to Hammersmith transport nodes.
Agent view: While the Hammersmith area is generally safe, Fulham Palace Road has high pedestrian and vehicle flow. Resident parking permit zones are targeted for vehicle crime; ensure steering locks and alarms are functional.
Comparables
| Comparable | Sale date | Price | Notes |
|---|---|---|---|
| 84 Fulham Palace Road | Jun 2012 | £410,000 | Subject property |
| 88 Fulham Palace Road | Aug 2022 | £680,000 | Nearby 3-bed flat |
| 92 Fulham Palace Road | Feb 2021 | £650,000 | Similar flat conversion |
| 104 Fulham Palace Road | Apr 2019 | £635,000 | Nearby 2-bed upper flat |
| 110 Fulham Palace Road | Jul 2020 | £645,000 | Nearby 2-bed flat |
Valuation Summary
| Price band | AI Negotiation Rating |
|---|---|
| £650k-£660k | Strong target buy (Highly recommended starting range) |
| £670k-£680k | Fair market value (Corrected for main road & EPC D) |
| £690k-£695k | Stretch limit (Acceptable only if structural survey is flawless) |
| £710k+ | Overpaying (Avoid buying at this level) |
- Target Fair Value: £675,000
- Recommended Opening Offer: £650,000
- Recommended Walkaway Ceiling: £695,000
Listing Timeline & Sold History
Listing: Agent listing instruction date: 20 April 2026. Status: Available / For Sale. No price reduction found.
| Date | Sold price |
|---|---|
| 12 Jun 2012 | £410,000 |
| 14 Feb 2005 | £295,000 |
| 30 Sep 1999 | £165,000 |
GetTheData estimates the subject property at around 92 sq m (990 sq ft) from older EPC data, while the agent lists 1,020 sq ft. This is a standard variance, but check ceiling heights in the basement/lower ground floor if applicable.
Risks & Flags Critical Flags
- Overpriced Premium: Listed price is £725k, but local sales and hyper-local data justify a maximum value of £675k. Do not buy at asking.
- Premium Tenure Profile: The area is 96% owner-occupied with 0% social housing. While this is an excellent asset for long-term growth, the agent has already priced this premium in and overshot fair value by £50,000.
- Main road location: Heavy traffic noise on Fulham Palace Road is a permanent value detractor (demands a 7-10% discount compared to side streets).
- EPC D Retrofitting: Score is 65. To reach C to comply with upcoming carbon regulations, solid brick external walls will require internal insulation at an estimated cost of £12,000.
- Parking Zones: Permit parking zone parking availability is restricted.
- Lease & Share of Freehold: Verify lease length, service charge accounts, and building management rules.
- Size Discrepancy: Floorplan shows 1,020 sq ft; older EPC record registers 92 sq m (990 sq ft). Verify agent's measurements on-site.
- No Chain: Seller is chain-free. Use their desire for a quick sale to support your £650,000 opening offer.
Disclaimer: AI can make mistakes. This property evaluation is generated by an artificial intelligence based on publicly available data and is intended for informational purposes only. It should not be considered formal financial, legal, or real estate advice. Always verify important details with a qualified professional.