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| Step | Value | Effect | × multiplier |
|---|---|---|---|
| London-wide baseline | model average | £8,111/sqm | |
| Location (nearby obs. £4,892/sqm · 7 props · 0.41 km) | this area | -63% | ×0.37 |
| Size | 431 sqft (40 sqm) | ×1.28 | |
| Bedrooms | — | ×0.92 | |
| Bathrooms | — | ×0.95 | |
| Property type | Parking | ×0.99 | |
| Garden | unknown | ×0.99 | |
| = Predicted £/sqm |
£3,299/sqm
range £2,899–£4,545
|
||
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) | TW13 | -39.9% | £8,643 |
| Size | 431 sqft | +1873.9% | £170,601 |
| Bedrooms/bathrooms | 0bd / 1ba | +17.7% | £200,812 |
| Transport | 0.47 mi to Feltham Station | +9.6% | £220,046 |
| Property type | Parking | -3.1% | £213,325 |
| Garden | unknown | -6.0% | £200,582 |
| Floor | unknown floor | — | £200,582 |
| Date | Price |
|---|---|
| 2026-07-24 | £10,000 |
| 2026-07-29 | £10,000 |
| 2026-08-01 | £10,000 |