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| Step | Value | Effect | × multiplier |
|---|---|---|---|
| London-wide baseline | model average | £8,111/sqm | |
| Location (nearby obs. £7,299/sqm · 9 props · 0.36 km) | this area | -59% | ×0.41 |
| Bedrooms | — | ×0.94 | |
| Bathrooms | — | ×0.97 | |
| Size | 1,000 sqft (93 sqm) | ×0.98 | |
| Property type | Not Specified | ×0.99 | |
| = Predicted £/sqm |
£2,889/sqm
range £2,542–£3,704
|
||
Each multiplier is a SHAP value from the CatBoost model. The chain is exact: baseline × location × property factors = predicted £/sqm. Nearby observed rate shown as context only. Range = P10–P90 quantile models.
Linear regression on log(price). Each row shows how much that factor adds or subtracts, compounding from left to right until the final estimate.
| Factor | Detail | Effect | Running estimate |
|---|---|---|---|
| Base (intercept) | £14,372 | ||
| Location (outcode) | SE23 | -14.3% | £12,311 |
| Size | 1000 sqft | +2885.7% | £367,584 |
| Bedrooms/bathrooms | 0bd / 1ba | +17.7% | £432,678 |
| Transport | 0.46 mi to Honor Oak Park Station | +9.7% | £474,448 |
| Property type | Not Specified | -3.9% | £455,762 |
| Garden | unknown | -6.0% | £428,537 |
| Floor | unknown floor | — | £428,537 |
| Date | Price |
|---|---|
| 2026-07-24 | £8,500 |
| 2026-07-29 | £8,500 |
| 2026-08-01 | £8,500 |